A.
The standards and requirements contained in this article shall apply
as minimum design standards for subdivisions and/or land developments.
Whenever other Township ordinances or regulations impose more restrictive
standards and requirements than those contained herein, the more restrictive
shall apply.
B.
To the extent the design standards contained in this chapter differ (more or less restrictive) from the Traditional Neighborhood Design Overlay Zone provisions of Chapter 155, Zoning, the standards of the Traditional Neighborhood Design Overlay Zone shall govern.
C.
Subdivisions and/or land developments shall be designed to comply with the requirements of Chapter 155, Zoning, regulations of the Municipal Authority, regulations of the Pennsylvania Department of Environmental Protection (PA DEP), and regulations of the Pennsylvania Department of Transportation (PennDOT), as applicable.
D.
Whenever Chapter 155, Zoning, provides that the use proposed by the applicant for subdivision and/or land development approval shall constitute a use by special exception or a conditional use, the applicant shall obtain such special exception or conditional use approval from the Zoning Hearing Board or the Board of Supervisors, as applicable, prior to the submission of the final plan. The plan shall be designed and developed in accordance with any conditions which have been imposed upon the granting of such special exception or conditional use by the Zoning Hearing Board or the Board of Supervisors, as applicable.
E.
Whenever the applicant proposes to develop a subdivision and/or land development in a manner that would require a variance from any requirements of Chapter 155, Zoning, the applicant shall obtain such variance from the Zoning Hearing Board prior to the submission of the final plan. The plan shall be designed and developed in accordance with any conditions which have been imposed upon the granting of such variance or variances by the Zoning Hearing Board.
(1)
Property analysis. Characteristics, such as site configuration, geology,
soil, topography, water bodies, ecology, vegetation, structures, road
network, visual features and past/present use shall be considered
in the design of the proposal. To the greatest extent possible, designs
should:
(2)
(3)
General design goals. The development shall be laid out to avoid
unnecessary impervious cover and to mitigate adverse effects of shadow,
noise, glare, odor, traffic, drainage, and utilities on neighboring
properties.
(4)
Conformance with adopted plans. Design of the development shall take
into consideration all adopted Township, county and state plans for
the Township and surrounding community.
A.
General street circulation.
(1)
Streets, alleys, driveways, and access drives form the circulation
system. The circulation system shall be designed to:
(a)
Permit the safe, efficient and orderly movement of vehicles
and facilitate adequate access for emergency vehicles.
(b)
Provide, when possible, two directions of vehicular access by
means of a street or access drive to and within a development.
(c)
Meet the needs of the present and future population.
(d)
Provide a simple and logical pattern.
(e)
Function under a hierarchy system where the intensity of intersections
decreases as traffic volumes and speed increase.
(f)
Respect the natural features and topography.
(g)
Present an attractive streetscape.
(2)
All street design elements shall conform to the standards of this
chapter and the rural design criteria in the latest edition of the
PennDOT Design Manual Part 2, Highway Design, and AASHTO's A Policy
on Geometric Design of Highways and Streets.
B.
Private streets. Private streets are prohibited, unless such streets
meet the design standards of this chapter and the objectives of the
development warrant private ownership of streets.
(1)
In all situations, the approval of a private street shall be at the
discretion of the Board of Supervisors.
(2)
Applications that propose private streets shall include an agreement
that shall be recorded with the office of the Adams County Recorder
of Deeds in conjunction with the final plan. To avoid a delay, the
applicant is encouraged to submit the agreement with the preliminary
plan. Said agreement shall stipulate the following:
(a)
The street shall be constructed and maintained in conformance
with the public street standards of this chapter.
(b)
Any future offer of dedication, if ever, will include sufficient
funds, as estimated by the Township, to attain compliance with Township
standards at the date of the offer.
(c)
Any offer for dedication, if ever, will include whole streets
and adequate circulation.
(d)
Provision for assessing maintenance and repair cost to the owners
of adjacent lots.
(e)
Provision whereby an agreement by the owners of a set percentage
of the frontage is binding on the remaining lot owners.
(f)
Provision whereby all amendments to the agreement are subject
to the review and approval of the Township.
C.
Improvements to existing streets. Improvement to existing streets
may be required by the Township when a subdivision and/or land development
abuts a Township street and/or state route that does not conform to
the right-of-way or improvement standards of this chapter and/or for
compliance with a traffic impact report.
(1)
Where the traffic impact report indicates that improvements are required,
the application shall include the installation of the improvements.
The applicant shall be responsible for the improvements required to
meet the goals of the traffic impact report.
(2)
The goals of the traffic impact report are to:
(a)
Provide safe and efficient movement of traffic within the site
and on surrounding roads.
(b)
Minimize the impact of the project upon nonsite trips.
(c)
Maintain, if a Level of Service "D."
(d)
Not deteriorate to worse than a Level of Service "D" if they
are "A," "B," "C," or "D."
(e)
Improve levels of service if "E" or "F."
D.
Designated design speed. Horizontal and vertical street alignments
shall be consistent with the proposed posted speed limit. The development
plan must identify the designated design speed for each street. The
designated design speed is subject to Township approval. Arterial
and collector streets shall not exceed a design speed of 55 mph. A
collector street shall not exceed a design speed of 35 mph. All other
streets shall not exceed a design speed of 25 mph. The posted speed
limit shall not exceed the design speed limit.
E.
Street function. Streets shall be designed to form continuations
of streets with similar function and access streets of a greater function.
(1)
Arterial and collector streets provide for a greater degree of mobility
than land access. Arterial streets often connect urban centers with
outlying communities, employment areas, and shopping centers. Collector
streets are inter-neighborhood and intra-Township roadways. A collector
street serves feeder routes to the arterial system from the local
street system. A collector street forms the backbone for the neighborhood
street system.
(2)
For the purposes of this chapter, the Township's streets are classified
in the following categories:
|
Road Names and Numbers
| |||
|---|---|---|---|
|
Arterials
|
Collectors
|
Locals
| |
|
Carlisle Pike (SR0094)
Hanover Pike (SR0194)
Hanover Road (SR0116)
Third Street (SR0116)
West Elm Avenue (SR2008)
|
Black Lane (SR2009)
Blettner Avenue (T-468)
Edgegrove Road (SR2008)
Oxford Avenue (SR2008)
Poplar Street (T-523)
South Jefferson Street (T-529)
Centennial Road (SR2006)
|
All roads not otherwise listed
| |
(3)
Development that adjoins arterial or collector streets is required
to conform to the following:
(a)
No vehicular access is permitted along an arterial or collector
street when alternative access is possible from a street of less classification.
(b)
Access to an arterial or collector street must be designed for
use by adjoining properties to coordinate and reduce the number of
access points. Shared access drives, feeder roads, marginal access
streets, reverse frontage lots, or other such treatment shall be utilized
to reduce the number of intersections.
(c)
Intersections of streets or alleys with arterial or collector
streets shall not be located closer than 1,000 feet, measured along
the center line of the arterial or collector street. Intersections
of access drives with arterial or collector streets shall not be located
closer than 500 feet.
(4)
A local street provides access solely to abutting properties and
is designed to discourage through traffic. Local streets direct local
traffic to the collector and arterial street network. These include
streets within residential development. Local streets shall be laid
out to discourage use by through traffic and excessive speeds. Streets
shall conform to the circulation routes of the Township, adjoining
development patterns, topography, and natural features.
F.
Street provisions for future development.
(1)
Where the Township determines it appropriate, areas shall be reserved
for future street usage in conjunction with the development of adjacent
land. Areas reserved for street usage shall include sufficient area
to establish street and lot grades and the extent of area necessary
to construct the street. The Township may require the extension of
sanitary sewer and water supply lines within the future street area.
An agreement satisfactory to the Township and Township Solicitor shall
be submitted for the construction and future removal of the temporary
turnaround.
(2)
Wherever there exists a dedicated or platted area reserved for future
street usage along the boundary of a property being developed, the
adjacent street shall be extended into the proposed project, provided
this use is not adverse to significant man-made or natural features
of the site.
(3)
When connecting a proposed street to an existing temporary cul-de-sac,
such connection and all restoration work required to restore the adjacent
lots in the area of the existing turnaround shall be the responsibility
of the developer proposing the connection.
G.
Street sign, traffic controls, street names, and cluster-style mailboxes.
(1)
Street signs, including name, traffic controls and parking controls
shall be constructed and installed by the developer according to the
specifications of the Township and PennDOT. Street name signs shall
provide six-inch-high letters on a maximum size sign of eight inches
by 36 inches. Street name signs shall be in reflectorized white on
a green background. (See PennDOT Publication 236M.) High-intensity
or high-performance sheeting (Type III or IV) shall be used for all
signs. (See PennDOT Publication 408M.)
(2)
Streets that are continuations of existing streets shall be known
by the same name. Names for new streets shall not duplicate or closely
resemble names of existing streets within the same postal area. All
new street names are subject to approval by the Township and Adams
County Emergency Management.
(3)
When proposed, cluster-style mailboxes (i.e., group of mailboxes
in a single area, regarded as one unit and intended for the collection
of mail, to be served by a mail carrier from a vehicle) shall be:
(a)
Located a minimum of 100 feet from the center line of an intersecting
street or access drive and away from any location where it may interfere
with, obstruct the view of, or be confused with any authorized traffic
control device.
(b)
Located a minimum of three feet from the edge of the cartway
of a street, access drive or driveway.
(c)
Not located within a cul-de-sac bulb.
(d)
Accessed by a four-foot-wide concrete sidewalk.
(e)
Provided at a convenient, central location(s) and preferably
not exceed 600 feet from the property lines of those being served.
(f)
Provided with adequate parking spaces.
(g)
Approved by the United States. Postal Service.
(h)
Installed by the developer and maintained by the property owners(s).
H.
Vertical street alignment. Vertical street alignments shall be measured
along the center line. The minimum grade of all streets shall be 3/4%.
The maximum grade for streets shall not exceed 10%. Local streets,
where access is also available over streets with 10% or less, may
have grades up to 12%. A cul-de-sac street shall not exceed 10%, and
the cross-slope of a turnaround shall not exceed 4%. The street cross
slope shall be a minimum of 0.30 inch (2.5%).
(1)
Vertical curve. Vertical curves shall be used in changes of grade
exceeding 1%. The minimum lengths (in feet) of vertical curves shall
be as follows:
|
Design Speed
(mph)
|
Minimum Sight
(feet)
| |
|---|---|---|
|
20
|
125
| |
|
25
|
150
| |
|
30
|
200
| |
|
35
|
250
| |
|
40
|
325
| |
|
45
|
400
| |
|
50
|
475
| |
|
55
|
550
|
(2)
Vertical alignment at street intersection. A leveling area shall
be provided where the approaching grade, within 100 feet of the center
line intersection, exceeds 7% on streets at a four-way street intersection
or the terminating street at a three-way intersection. Such leveling
area shall have a maximum grade of 4% for a minimum length of 100
feet, measured from the intersection of the center lines.
(3)
Street side slope.
(a)
All areas within the street right-of-way shall be graded substantially
consistent with the street center line. The maximum slopes of banks
located outside of the street right-of-way, measured perpendicular
to the right-of-way of the street, shall not exceed 3:1 for fills
and 2:1 for cuts.
(b)
The Board of Supervisors may accept steeper slopes to avoid
disruption of significant natural features, provided adequate safety
and maintenance issues are addressed.
(c)
Guide rail protection is required along embankments when a barrier
is indicated as warranted in PennDOT's latest version of Design Manual
Part 2, Highway Design. Guide rails shall be constructed according
to PennDOT standards.
I.
Horizontal street alignment.
(1)
Horizontal street alignments shall be measured along the center line.
Horizontal curves shall be used at all angle changes.
(2)
Single, long radius curves shall be used, rather than a series of
curves with varying radii and/or a series of short curves separated
by short, straight segments. The minimum center-line radii for horizontal
curves are as follows:
|
Design Speed
(mph)
|
Minimum Center-Line Radius
(feet)
| |
|---|---|---|
|
20
|
100
| |
|
25
|
150
| |
|
30
|
230
| |
|
35
|
310
| |
|
40
|
430
| |
|
45
|
550
| |
|
50
|
700
| |
|
55
|
850
|
(a)
Perimeter street. Street locations along the perimeter of a
property shall be required to provide building setback lines and clear
sight triangles within the adjacent properties; permission for these
encroachments shall be obtained in the form of a right-of-way from
the adjacent landowner.
(b)
Cartway alignment. The center line of the street cartway shall
correspond with the center line of the street right-of-way.
(c)
Intersection. Right angle intersections shall be used whenever
possible. No street shall intersect another at a center-line angle
of less than 75° or more than 105°. Intersections shall be
approached on all sides by a straight center line with a minimum length
of 50 feet.
J.
Street right-of-way and cartway width.
(1)
The minimum street rights-of-way shall be 60 feet, and the minimum
cartway width shall be 36 feet.
(2)
The extension of existing streets that are presently constructed
with a cartway different from the standards of this chapter shall
be provided with a transition area, the design of which is subject
to Township approval.
L.
Street intersection.
(1)
State route. All intersections with a state route shall be subject
to the approval of PennDOT. The applicant shall include Township comments
with the submission of a PennDOT highway occupancy permit. Evidence
of such submission is required with the preliminary plan submission.
(2)
Multiple intersections. Multiple intersections involving the junction
of more than two streets are prohibited. Only three- and four-way
intersections are permitted.
(3)
Separation. The distance between the center-line intersections of
streets shall be measured along the center line of the street being
intersected and conform with the following:
|
Function
|
Minimum Separation
(feet)
| |
|---|---|---|
|
Arterial and collector
|
1,000
| |
|
Local
|
200
|
(4)
Radii. The cartway edge at intersections shall be designed for the
largest vehicle anticipated to use the intersection. The minimum radii
shall conform to the latest edition of the AASHTO Design Manual, Exhibit
9-20, Edge of Traveled Way for Turns at Intersections.
(a)
At a minimum, the cartway edge shall be rounded with a fifty-five-foot
tangential arc for arterial and collector streets and a thirty-foot
tangential arc for local streets.
(b)
The Township may require acceleration and/or deceleration lanes
when warranted by traffic speed, traffic volume, or other traffic
flow characteristics.
(c)
The right-of-way radii at intersections shall be substantially
concentric with the cartway edge.
(5)
Sight triangle.
(a)
On corner lots, there shall be provided and maintained a clear
sight triangle of at least 75 feet, as measured along the center line
of any streets from the intersecting roads. No structure, planting,
excavation, or other visual obstruction shall be permitted at a height
greater than 30 inches within such area. All such clear sight triangles
shall be depicted upon proposed subdivision and land development plans
and sketch plans for zoning permit applications. If the clear sight
triangle is not contained entirely within the public right-of-way,
all recorded plans with access drives shall include a note granting
the Township access to remove any visual obstruction within the clear
sight triangle.
 |
(b)
In addition, any vegetative material that creates a visual obstruction
and is greater than 30 inches in height that existed on the effective
date of this chapter and that is located within the above-described
clear sight triangle shall be considered nonconforming. Such vegetation
may continue for a period not to exceed six months from the effective
date of this chapter. After six months, such vegetation must be trimmed
so as not to create a visual obstruction or be removed by the owner.
(6)
Sight distance. Proper sight distance shall be provided at intersections
of streets, alleys, access drives, and driveways, in accordance with
the latest edition of PennDOT Design Manual Part 2, Highway Design
(Publication 13).
(a)
All intersections shall be provided with an appropriate stop
control device on the street, alley or access drive of lesser classification.
(c)
Design information shall be submitted with the plan proving
that the minimum sight distance is achieved. Such design information
shall be sealed by a professional registered in Pennsylvania to perform
such design work.
M.
Cul-de-sac street. Cul-de-sac streets are not permitted, unless required
by topography or land configuration.
(1)
Temporary or permanent cul-de-sac streets shall have a minimum length
of 250 feet and not exceed 500 feet in length or provide access to
greater than 20 dwelling units. The cul-de-sac length is measured
from the center-line intersection with a street that is not a cul-de-sac
to the center of the cul-de-sac turnaround. At the discretion of the
Township, cul-de-sac streets may serve more than 20 dwellings when
adequate provisions are made for vehicular circulation.
(2)
All cul-de-sac streets, whether permanently or temporarily designed,
shall be provided with a fully paved, closed-end turnaround at a minimum
width/diameter of 80 feet and a right-of-way width/diameter of 100
feet. The use of a temporary turnaround shall be guaranteed until
the street is extended. A right side center-line offset for the turnaround
is desired. A left side center-line offset of the turnaround is prohibited.
(3)
A snow dropoff area shall be provided at the terminus of the turnaround
area. The snow dropoff area shall be 28 feet wide and 20 feet deep
from the street curbline. The snow dropoff area shall be centered
on the center line of the street as the street approaches the turnaround
area. The snow dropoff area shall be free of utility terminal boxes,
mailboxes, and other facilities that may hamper snow storage or may
require accessibility during snow periods.
 |
N.
Streetlights. Streetlighting shall be provided in accordance with the lighting requirements standards of Chapter 155, Zoning.
O.
Street trees. Street trees shall be planted along streets in all zones, except for the Agricultural Zone, between the street right-of-way line and the building setback line (minimum seven feet from the street right-of-way), at a maximum spacing of 50 feet. The acceptable types of street trees are identified in § 135-43F(3) as approved shade trees.
The use of alleys is prohibited, except where required to provide
access to off-street parking. The use of alleys is limited to providing
a secondary means of access to the side and/or rear of those lots
with street frontage and designed to discourage through traffic. Alleys
shall conform to the following standards:
A.
No part of any dwelling, garage or other structure shall be located
within 18 feet of the outside edge of the cartway.
C.
An alley that terminates in a dead end (cul-de-sac) shall be provided
with an improved turnaround to the standards of a street.
D.
A minimum right-of-way width of 33 feet and a minimum cartway width
of 16 feet shall be provided for alleys.
E.
On-street parking is prohibited along alleys, and this prohibition
must be acknowledged both on the plan and on the site.
F.
All alleys shall be privately maintained.
(1)
The plan shall contain a note which shall state that the alley shall
not be offered for dedication and shall be privately maintained.
(2)
If an alley is to be for the common use of two or more properties,
the applicant shall provide for the maintenance of such alley. The
applicant shall provide for private maintenance through the formation
of a homeowners' association or through the setting forth of the maintenance
responsibilities in easements in the deeds to the lots which have
the right to use the alley. If a homeowners' association is formed,
a document setting forth the maintenance responsibilities of such
association, and the right of such association to assess lots within
the development, shall be recorded at the same time as the final plan
is recorded. All such documents shall be in a form acceptable to the
Township Solicitor.
A.
Driveways shall only be used to provide vehicular access between a street and a tract of land containing one single-family dwelling. Driveways shall conform to the standards contained in Chapter 155, Zoning. The Township may require the subdivision plan to identify the potential location of driveways when site conditions may limit available driveway locations.
B.
Driveway intersections with a state route shall be subject to the
approval of PennDOT. The applicant shall include Township comments
with the submission of a PennDOT highway occupancy permit. Evidence
of such submission is required with the preliminary plan submission.
Access drives are private drives which provide vehicular movement
between a street and a tract of land containing any use other than
one single-family dwelling unit or farm. Access drives shall conform
to the following:
A.
Number per lot. The number of access drives intersecting with a street
may not exceed two per lot. A waiver for additional access points
may be requested to meet exceptional circumstances, such as intensity
of development and extensive road frontage.
B.
Vertical alignment. The vertical alignments of access drives shall conform to the specifications for streets, as stated in § 135-27H.
C.
Horizontal alignment. The horizontal alignments of access drives
shall be measured along the center line. Horizontal curves shall be
used at all angle changes more than 2°. All curves shall be tangential
arcs. The minimum horizontal curve radius shall be 75 feet.
D.
Intersections. All access drive intersections shall be:
(1)
Subject to approval of PennDOT when intersecting a state route. The
applicant shall include Township comments with the submission of a
PennDOT highway occupancy permit. Evidence of such submission is required
with the preliminary plan submission.
(2)
Set back 100 feet from the intersection of any street right-of-way
lines.
(3)
Set back 100 feet from the intersection of any other access drive
located upon the same lot (measured from cartway edges).
(4)
Set back 10 feet from any side and/or rear property lines; however,
this setback, except when located along the property line of a joint
parking lot, is shared by adjoining uses.
(5)
Located in relationship to access drive intersections on adjacent
properties to provide safety and efficient movement of vehicles.
(7)
Illuminated, in accordance with the street illumination requirements in § 135-27N, if intersections are with arterial and collector streets.
(8)
The Township may require acceleration and/or deceleration lanes when
warranted by traffic speed, traffic volume, or other traffic flow
characteristics.
E.
Cul-de-sac. Access drives which form a cul-de-sac shall not exceed
500 feet in length, measured from the center line intersection of
a street or access drive which is not a cul-de-sac. Access drive culs-de-sac
that do not terminate in a parking compound shall be provided at the
terminus with a fully paved turnaround with a minimum diameter of
80 feet. The Township may permit an alternative turnaround design,
including a turnaround incorporated in a parking court or a landscaped
island, provided safe movement of traffic is assured.
F.
Parking. When vehicular parking is prohibited along access drives,
the prohibition must be acknowledged on the plan and properly signed
along the cartway.
G.
Improvement. The cartway of all access drives shall be constructed to the local street improvement specification stated in § 135-27K.
H.
Cartway width. The following table specifies various access drive
width requirements:
|
Function
|
Required Cartway Width
(feet)
| |
|---|---|---|
|
2 lanes of traffic with parallel parking along the cartway
|
36
| |
|
2 lanes of traffic without parallel parking along the cartway
|
24
| |
|
1 lane of traffic with 1 lane of parallel parking along the
cartway*
|
20
| |
|
1 lane of traffic without parallel parking along the cartway*
|
12
|
|
NOTE:
| ||
|---|---|---|
|
*
|
The one-way direction of traffic must be identified along the
cartway.
| |
I.
Side slope.
(1)
The maximum slopes of banks located within 20 feet of the cartway
shall not exceed 3:1 for fills and 2:1 for cuts. The Board of Supervisors
may accept steeper slopes to avoid disruption of significant natural
features, provided safety and maintenance issues are addressed.
(2)
Guide rail protection is required along embankments when a barrier
is indicated, as warranted in the latest version of PennDOT's Design
Manual Part 2, Highway Design. Guide rails shall be constructed according
to the PennDOT standards.
J.
Access drive signs, traffic controls and name signs.
(1)
Access drive signs, including name, traffic controls and parking
controls, shall be constructed and installed by the developer according
to the specifications of the Township, Manual on Uniform Traffic Control
Devices (MUTCD), and PennDOT. Name signs shall provide six-inch-high
letters on a maximum size sign of eight inches by 36 inches. Name
signs shall be in reflectorized white on a green background. (See
PennDOT Publication 236M.) High-intensity or high-performance sheeting
(Type III or IV) shall be used for all signs. (See PennDOT Publication
408M.)
(2)
Access drives that are continuations of existing access drives shall
be known by the same name. Names for new access drives shall not duplicate
or closely resemble names of existing streets or access drives within
the same postal area. All new names are subject to approval by the
Township, Adams County Emergency Management and the local United States
Postal Office.
All nonlicensed vehicle lanes shall be designed according to
one of the following standards:
A.
Bicycle paths. Bicycle paths shall be provided if such paths have
been specified as part of an adopted Township Comprehensive Plan or
recommended in an adopted transportation study.
(1)
Bicycle paths shall be placed in the outside lane of a roadway, adjacent
to the curb or shoulder. When on-street parking is permitted, the
bicycle path shall be between the parking lane and the outer lane
of moving vehicles. The bicycle path shall be delineated with markings,
preferably striping. Raised reflectors or curbs shall not be used.
(2)
Width
requirements.
(a)
A two-way, off-street bike path should have a minimum paved
width of eight feet and a maximum width of 12 feet.
(b)
A one-way, on-street bicycle path on a curbed street shall have
a minimum width of four feet, measured from the face of the curb.
(c)
A one-way bicycle path next to a parking lane shall be located
between the parking lane and the travel lane and have a minimum width
of five feet.
(d)
A one-way bicycle path on a street without a curb or gutter
shall have a minimum width of four feet. The street shoulder should
be used when possible.
(3)
Choice of surface materials for a bicycle path includes bituminous
mixes, concrete, gravel, soil cement, stabilized earth, and wood planking.
The type of material shall be based upon the projected intensity of
use and may be determined by the developer, subject to approval by
the Township. When the bicycle path is located within a street, the
paving material and construction shall be the same as the street.
(4)
Grade of a bicycle path should generally not exceed a grade of 5%,
except for short distances, where the grade shall not exceed 15%.
(5)
The radius of curvature shall be based on the grade of the bicycle
path at the entrance to the curve. The following table shall be used
to determine the radius:
|
Percent Grade
|
Minimum Radius
(feet)
| |
|---|---|---|
|
0% to 5%
|
70
| |
|
5% to 15%
|
125
|
B.
Nonlicensed vehicle crossings. All recreation or nonlicensed vehicle
trail crossings (e.g., bicycle, carriage, equestrian, golf carts,
off-road vehicles, and snowmobiles) of a street, alley, access drive
or driveway shall be:
(1)
Designed in a manner consistent with the existing stormwater drainage
of the area being crossed.
(2)
Easily identifiable in all directions.
(3)
Perpendicular to the street, alley, access drive, or driveway.
(4)
Located no less than 15 feet from the cartway edge of a street, alley,
access drive, or driveway intersection.
(5)
Provided with a clear sight triangle and sight distance as required for a street, in accordance with § 135-27L(5) and (6).
(6)
Not exceeding a slope of 8% within 25 feet of the cartway being crossed.
(7)
Signed to warn both motorists and individuals crossing the location.
The surface of the crossing shall be brightly painted with angle stripes.
A.
When required. Off-street parking shall be required in accordance
with the provisions of this section prior to the occupancy of any
building or use. Off-street parking shall be provided whenever:
B.
Site plan approval.
(1)
Each application for a zoning permit for a use that requires off-street
parking spaces shall include a site plan drawing showing the proposed
layout. The drawing shall clearly indicate all of the required design
elements.
(2)
No zoning permit shall be issued for any use for which off-street
parking spaces are required, unless the site plan has been approved.
C.
Parking for single-family detached dwellings. Every single-family
detached dwelling shall be required to provide at least two off-street
parking spaces that are each a minimum of nine feet wide and 18 feet
long. Such spaces must be provided behind the street right-of-way
line and may be within garages, carports and/or driveways. The remaining
regulations contained in this section do not apply to off-street parking
facilities serving one single-family detached dwelling.
D.
Schedule of required number of parking spaces. The required number of off-street parking spaces is specified in Chapter 155, Zoning.
E.
Access drive. All parking lots shall connect to streets by way of an access drive. The design standards for access drives are provided in § 135-30.
F.
Surfacing. All parking lots and loading areas shall be constructed and maintained to the street improvement specification stated in § 135-27K.
G.
Separation from streets and sidewalks. Parking spaces shall be guarded
by curbs or other protective devices, which are arranged so that parked
vehicles cannot project into the streets, sidewalks or setback areas.
H.
Setback. All parking lots shall be set back a minimum of 10 feet
from all property lines. Such setbacks shall be used for landscape
strips.
I.
Drainage. Parking lots shall be provided with adequate facilities to collect and convey stormwater in accordance with § 135-40.
L.
Aisle. Aisles are intended principally to provide vehicular access
within a parking compound and entrance/exit areas for individual parking
spaces. Aisles may not be used to intersect streets.
(1)
All aisles shall have the minimum widths indicated in the following
table:
|
Angle of Parking
(degrees)
|
Width of Driveway
(feet)
| ||
|---|---|---|---|
|
One-Way Traffic
|
Two-Way Traffic
| ||
|
90°
|
24
|
24
| |
|
60°
|
18
|
22
| |
|
45°
|
13
|
22
| |
|
30°
|
12
|
22
| |
|
Parallel
|
12
|
22
| |
(2)
All aisles in areas where there is no parking permitted shall be
12 feet wide for each lane of traffic.
M.
Marking of parking space and interior drive. All parking lots shall
be adequately marked and maintained for defining parking stalls and
interior drives. For paved parking areas, the lines of all parking
stalls and interior drives (including directional arrows, etc.) shall
be solid and four inches in width. Painted lines, arrows and dividers
shall be provided and maintained to control parking and direct vehicular
circulation. Parking lots with greater than 30 parking spaces shall
define parking areas from aisles by raised curb.
N.
Curb radius. Not less than a four-foot radius of curvature shall
be permitted for horizontal curves in parking areas.
O.
End stall. All dead-end parking lots shall be designed to provide
sufficient backup area for all end stalls.
P.
Lighting. Lighting shall be provided in accordance with the lighting requirement standards specified in Chapter 155, Zoning.
Q.
Landscaped strip. A landscaped strip shall be provided on the property
along the entire street line when a parking lot is located in a yard
which abuts a street. If there is no building or other structure on
the property, the parking lot shall be separated from the street by
the landscaped strip. This strip shall be measured from the street
right-of-way. The strip may be located within any other landscaped
strip required to be located along a street.
R.
Landscape screening. The parking lot shall be screened from the adjoining residential zone. Screening strips shall be designed in accordance with § 135-43F.
S.
Interior landscaping.
(1)
Five percent of the total area of the parking lot shall be devoted
to interior landscaping in any parking lot containing 20 or more parking
spaces (except a parking garage). A recommended use of interior landscaping
is the end of parking space rows and at least every 10 parking spaces
to break up parking areas and to help visually define travel lanes
through or next to the parking lot.
(2)
Landscaped areas situated outside of the parking lot, such as peripheral
areas and areas surrounding buildings, shall not constitute interior
landscaping.
(3)
For computing the total area of any parking lot, all areas within
the perimeter of the parking lot shall be counted, including all parking
spaces and access drives, aisles, and curbing.
(4)
Ground cover alone is not sufficient to meet this requirement. Trees,
shrubs or other approved material shall be provided. At least one
shade tree shall be provided for each 300 square feet (or fraction)
of required interior landscaping area. These trees shall have a clear
trunk at least five feet above finished grade level.
(5)
Parked vehicles may not overhang interior landscaped areas more than
2 1/2 feet. Where necessary, wheel stops or curbing shall be
provided to insure no greater overhang.
(6)
The interior landscaping shall be provided for the entire parking
lot, if a parking lot of under 20 spaces is built without interior
landscaping, and later additional spaces are added so that the total
is 20 or more.
T.
Speed bump. All speed bumps provided as part of access drives or
parking lot aisles shall be marked with permanent, yellow diagonal
stripes. Speed bumps may be in the form of mounds or depressions in
the pavement. There shall be warning signs posted at each entrance
to a parking area that has speed bumps. In no case shall the overall
height (or depth) of speed bumps exceed two inches.
A.
When required. Compliance with this section shall be required prior
to the occupancy of any building or use that requires off-street loading.
Off-street loading spaces shall be provided on the same lot as the
use that it serves. These facilities shall be provided whenever:
B.
Schedule of required off-street loading spaces. The schedule of required
off-street loading spaces is as follows:
|
Type of Use
|
Number of Spaces
|
Gross Floor Area/Dwelling Unit
| |
|---|---|---|---|
|
Hospital or other institution
|
None
|
First 10,000 square feet
| |
|
1.0
|
10,000 square feet to 100,000 square feet
| ||
|
+1.0
|
Each additional 100,000 square feet (or fraction)
| ||
|
Hotel
|
None
|
First 10,000 square feet
| |
|
1.0
|
10,000 square feet to 100,000 square feet
| ||
|
+1.0
|
Each additional 100,000 square feet (or fraction)
| ||
|
Industry or manufacturing
|
None
|
First 2,000 square feet
| |
|
1.0
|
2,000 square feet to 25,000 square feet
| ||
|
+1.0
|
Each additional 40,000 square feet (or fraction)
| ||
|
Office building, including banks
|
None
|
First 10,000 square feet
| |
|
1.0
|
10,000 square feet to 100,000 square feet
| ||
|
+1.0
|
Each additional 100,000 square feet (or fraction)
| ||
|
Retail sales and services, per principal use
|
None
|
First 2,000 square feet
| |
|
1.0
|
2,000 square feet to 10,000 square feet
| ||
|
2.0
|
10,000 square feet to 40,000 square feet
| ||
|
+1.0
|
Each additional 100,000 square feet (or fraction)
| ||
|
Shopping centers (integrated shopping centers, malls and plazas)
having at least 25,000 square feet of gross floor area
|
1.0
|
25,000 square feet, up to 100,000 square feet
| |
|
+1.0
|
Each additional 100,000 square feet
| ||
|
Theater, auditorium, bowling alley, or other recreational establishment
|
None
|
First 10,000 square feet
| |
|
1.0
|
10,000 square feet to 100,000 square feet
| ||
|
+1.0
|
Each additional 100,000 square feet (or fraction)
| ||
|
Undertaking establishment or funeral parlor
|
None
|
First 3,000 square feet
| |
|
1.0
|
3,000 square feet to 5,000 square feet
| ||
|
+1.0
|
Each additional 100,000 square feet (or fraction)
| ||
|
Wholesale or warehousing (except mini warehousing)
|
None
|
First 1,500 square feet
| |
|
1.0
|
1,500 square feet to 10,000 square feet
| ||
|
+1.0
|
Each additional 40,000 square feet (or fraction)
| ||
|
Multifamily dwelling
|
None
|
Less than 100 dwelling units
| |
|
1.0
|
100 dwelling units to 300 dwelling units
| ||
|
+1.0
|
Each additional 200 dwelling units (or fraction)
|
C.
Location. Ground-level loading areas may be located in the side and
rear yards. No exterior portion of a loading facility and its access
drive shall be located within 50 feet of a residential zone. Where
possible, loading facilities shall be located along the wall of a
building that does not face a residential zone.
D.
Access. Every loading space shall be connected to a street by means of an access drive. The access drive shall be at least 24 feet wide for two-way travel or 15 feet wide for one-way travel, exclusive of any parts of the curb and gutters. Section 135-30 specifies other requirements for access drives.
E.
Circulation. Off-street loading spaces shall be designed so that
there will be no need for service vehicles to back over streets or
sidewalks. Furthermore, off-street loading spaces shall not interfere
with off-street parking lots.
F.
Surface. The surface of the loading area shall be constructed according to the local street standards in § 135-27K.
G.
Stormwater management. Off-street loading facilities shall conform to the stormwater management provisions of § 135-40.
H.
Required size. The following lists required minimum loading space
sizes, in feet (excluding access drives, entrances and exits):
|
Facility
|
Length
(feet)
|
Width
(feet)
|
Height (If Covered or Obstructed)
(feet)
| |
|---|---|---|---|---|
|
Industrial, wholesale and storage uses
|
63
|
12
|
15
| |
|
All other uses
|
33
|
12
|
15
|
I.
Lighting. Lighting shall be provided in accordance with the lighting requirement standards specified in Chapter 155, Zoning.
J.
Landscape screening. A fifteen-foot-wide landscape screen shall surround all off-street loading facilities. The landscape screen shall be designed in accordance with § 135-43F.
K.
Site plan approval.
(1)
Each application for a zoning permit for a use that requires off-street
loading shall include a site plan drawing showing the proposed layout.
The drawing shall clearly indicate all of the required design elements.
(2)
No zoning permit shall be issued for any use for which off-street
loading is required, unless the site plan has been approved.
A.
Warrants.
(1)
Curbs shall be provided along all streets, except those streets located in the Agricultural Zone as designated in Chapter 155, Zoning.
(2)
Depending on storm drainage conditions, curbs may be required in
blocks where a street grade exceeds 5%.
(3)
The Township may require curbs where unusual or particular conditions
prevail with respect to stormwater runoff, traffic, on-street parking,
and/or safety of pedestrians.
B.
Transitions. Transitions in curb type shall be subject to approval
by the Township.
A.
General. The configuration of blocks and lots shall be based upon the lot area requirements of Chapter 155, Zoning, traffic circulation, salient natural features, existing man-made features, and land use. Lot configurations should provide for flexibility in building locations, while providing safe vehicular and pedestrian circulation.
B.
Residential block. All blocks in a residential subdivision shall
have a maximum length along any side of 1,600 feet and a minimum length
of any side of two tiers of lots that conform to the prevailing standards.
C.
Nonresidential block. Block configurations in nonresidential areas
shall be based primarily upon safe and efficient traffic circulation
and salient natural features.
D.
Lot configuration.
(1)
Side lot lines shall be at a right angle or radial to street lines,
whenever practical.
(2)
Lot lines shall, wherever feasible, follow municipal boundaries,
rather than cross them. The minimum standards of both municipalities
shall apply where a lot is divided by a municipal boundary.
(3)
Lots with areas that are two or more times the minimum area requirements
shall, wherever feasible, be designed with configurations that allow
for additional subdivision. The Township may require a sketch plan
of such large lots that indicates the potential future subdivision
is generally in conformance with the design standards.
(4)
All lots shall front on a street. Satisfactory guarantee of the street
construction shall be provided to the Township when a lot is provided
with street frontage solely from a proposed street that is located
within an adjoining municipality.
(5)
Lots that front upon two parallel streets, or upon two streets that
do not intersect, shall restrict vehicular access to only one of the
streets. One frontage shall be designated as the rear yard and have
a planted buffer easement of at least 20 feet in width located immediately
contiguous to the street right-of-way. Vehicular access shall be prohibited
from the rear of the lot.
(7)
All remnants of land (areas remaining after subdivision) shall conform
to the lot size and configuration requirements.
(8)
All lots shall be designed to provide sufficient building area based
upon building setbacks, easements, floodplains, etc.
E.
Lot annexation. A parcel of land may be added to an existing lot
of record, provided:
(1)
The parcel to be added is contiguous to the receiving lot and maintains
or improves the straightness of lot lines of both parcels.
(2)
Both the resulting remnant lot and expanded lot conform to the lot
area and configuration requirements of the Township.
(3)
The subdivision plan includes the following note:
|
"This plan creates a lot annexation(s). Lot No.(s) _____ cannot
be represented as, or conveyed as, a separate buildable lot(s), nor
can Lot No.(s) _____ be used by itself (themselves) by any party for
any construction or other land development.
| |
|
The property transfer will result in the recording of a deed
with the Adams County Recorder of Deeds. A copy of the recorded deed
will be provided to the Township within seven days of its recording."
|
(4)
The subdivision plan includes the following signed and notarized
statement from the intended purchasers that:
|
"I/We hereby certify that, as the owners of adjacent land (Deed
Reference No. _____) to the parcel shown as lands of _______________
on this plan, it is my/our intention to acquire said parcel upon approval
and recording of this plan. I/We hereby agree to incorporate Lot No.
_____ with my/our adjacent landholdings into one tract of land with
one encompassing description within 90 days of transfer to my/our
ownership. I/We further agree to provide a copy of the recorded deed
to Conewago Township within seven days of its recording."
|
F.
Lot size and/or intensity. Lot areas, including lot areas that result from annexation, shall conform to the requirements of Chapter 155, Zoning.
G.
Vehicle access to lots and units of occupancy. The location and number
of vehicle access points (streets, access drives) shall be adequate
for, and appropriate to, the size and nature of the land use and means
of access.
(1)
The Township may require at least two vehicle access points where
deemed necessary in the public interest and for the public safety.
(2)
All lands subdivided into more than 20 lots and/or all lands developed
into more than 20 residential dwelling units shall provide for at
least two vehicle access points to an existing public street.
(3)
When additional access points cannot be provided in accordance with
the standards for a street or access drive, the Township may allow
an alternate means of ingress and egress for the sole use of emergency
vehicles when the primary access is rendered unusable. Such alternate
means of ingress and egress shall be at an adequate width and improvement
to be usable by emergency vehicles at all times.
Easements for public or shared services and utilities (e.g.,
sanitary sewer, water supply, stormwater management, electric, telephone,
television cable, natural gas, pedestrian access) shall meet the following
standards:
A.
Easements shall be adjacent to property lines, to the fullest extent
possible.
B.
Nothing shall be placed, planted, set, or put within the area of
an easement that would adversely affect the function of the easement
or conflict with the easement agreement. Modifications to this requirement
(to permit placement of structures or other appurtenances) may be
applicable if written approval is obtained from the affected utility
company.
[Amended 7-16-2012 by Ord. No. 2012-J]
C.
The plan notes and easement agreement shall clearly identify who
has the right of access and responsibility for function of the easement
area.
D.
Pedestrian easements shall have a minimum width of 10 feet.
E.
Sanitary sewer easements and water supply easements shall have a
minimum width of 20 feet. In the case of a shared utility easement,
sufficient area shall be provided to allow a minimum of 10 feet between
the center line of the utility and the edge of the right-of-way.
F.
The Municipal Authority prefers that all sewer collection structures
be located in paved streets. Where sewer collection structures are
not located within the street, the easement shall include an all-weather
access capable of supporting a twenty-ton (H-20 loading) work vehicle
at a minimum twelve-foot width.
H.
Where any existing electric or telephone transmission or petroleum
product transmission line traverses a property, the applicant shall
determine, from the applicable company, the minimum distance required
between each structure and the center line of such transmission line.
All applications shall include a copy of the recorded agreement or
a letter from the owner of the transmission line stating any conditions
on the use of the property and the right-of-way width. If an easement
is dedicated to the Township, the easement must have an improved access
route such as stone, paving or other suitable (Township-approved)
material.
[Amended 7-16-2012 by Ord. No. 2012-J]
A.
Permanent concrete monuments shall be accurately placed along one
side of the right-of-way lines of each street and on the property
lines of the parent property. Monuments shall be placed at the intersection
of all street lines forming angles, changes in direction, and at the
end of each curved line. An intermediate monument shall be placed
wherever topographical or other conditions make it impossible to sight
between two otherwise required monuments.
B.
Markers shall be set at all points where lot lines intersect curves
and/or other property lines and at both high and low elevation points
to provide easy identification.
C.
Monuments shall be of concrete, with a flat top having a minimum
width or diameter of four inches and a minimum length of 30 inches.
Concrete monuments shall be marked with a three-quarter inch copper
or brass dowel; stone or precast monuments shall be marked on the
top with a proper inscription and a drill hole.
D.
Markers shall consist of iron pipes or steel bars at least 30 inches
long and not less than a three-quarter inch diameter.
E.
All monuments and markers shall be placed by a registered land surveyor
so that the scored or marked point shall coincide exactly with the
point of intersection of the lines being monumented or marked.
F.
All monuments/markers shall be set flush with the finished grade,
except for temporary placement and/or woodland conditions.
G.
Existing monuments and lot line markers shall be delineated on the
preliminary plan. All existing and proposed monuments and lot line
markers shall be delineated on the final plan.
A.
General criteria. The following general standards shall be to promote
flow attenuation, erosion and sediment control, and flood control:
(1)
All stormwater management plans shall be designed and certified by
individuals registered in the Commonwealth of Pennsylvania and qualified
to perform such duties.
(2)
All stormwater management facilities shall employ best management practices (BMPs), as defined in § 135-40J of this chapter.
(4)
Stormwater management facilities that involve a state highway shall
be subject to the approval of PennDOT.
(5)
Stormwater runoff from a project site shall flow directly into a
natural watercourse, into an existing storm sewer system, or onto
adjacent properties in a manner similar to the runoff characteristics
of the predevelopment flow. The applicant must provide proof to the
Township that he or his agent has informed the immediate downstream
property owner of changes to the stormwater discharge as a result
of the proposed development.
(6)
Stormwater runoff shall not be transferred from one watershed to
another, unless the watersheds are subwatersheds of a common watershed
which join together within the perimeter of the property, or the effect
of the transfer does not alter the peak discharge onto adjacent lands,
or drainage easements from the affected landowners are provided.
(7)
All stormwater runoff flowing over the project site shall be considered
in the design of the stormwater management facilities.
(8)
Innovative methods for the detention and control of stormwater runoff
may be used when approved by the Township. Various combinations of
methods should be tailored to suit the particular requirements of
the type of development and the topographic features of the project
site. The following is a partial listing of detention and control
methods which can be utilized in stormwater management systems, where
appropriate:
(a)
Detention basins and retention basins.
(b)
Rooftop storage.
(c)
Rain garden.
(d)
Seepage pits, seepage trenches or other infiltration structures.
(e)
Pervious pavement and concrete lattice block surfaces.
(f)
Grassed channels and vegetated strips.
(g)
Cisterns and underground reservoirs.
(h)
Routed flow over grass.
(i)
Decreased impervious surface covered.
(9)
Runoff may be managed regionally by one or more developers, either
on site or off site. The design and release rate of the regional facilities
shall be consistent with this chapter.
B.
Methodology for determining stormwater control. The methodology for
determining required stormwater controls for a regulated activity
is outlined below:
(1)
Developments located outside of an Act 167[2] stormwater management plan shall comply with the following
standards:
(a)
Volume.
[1]
After installation of impervious cover, there shall be no increase
in the volume of stormwater runoff being discharged for up to the
two-year frequency rainfall, predevelopment to post development. For
preliminary design purposes, this volume can be initially estimated
as a depth of 2.3 inches per unit area of new impervious surface.
[2]
If the Township Engineer determines that such a standard is not achievable on the site (all or in part), based on information provided by the designer, such as existing soil, bedrock, water table, or other conditions on the parcel, the provisions of § 135-40B(1)(c), Revised peak rate standards, shall apply.
(b)
Peak rate of stormwater. After installation of impervious cover, and assuming full compliance with § 135-40B(1)(a), the peak rate of stormwater discharges from the site for all design storms, up to and including a one-hundred-year-frequency rainfall, shall not exceed the peak discharges from the site of the same storms before disturbance. Design storms include:
|
Storm Event
|
Inches of Rainfall
| |
|---|---|---|
|
1-year
|
2.5
| |
|
2-year
|
3.0
| |
|
10-year
|
4.8
| |
|
25-year
|
5.3
| |
|
50-year
|
6.0
| |
|
100-year
|
6.7
|
(c)
Revised peak rate standards. If the volume standard set forth in § 135-40B(1)(a) cannot be achieved, then the peak rate standards shall be modified so that the post-development peak rate discharges from the site for all storms up to the ten-year storm must be equal to or less than 75% of the respective peak rates for these storms, predevelopment.
(d)
Additional criteria. Under certain conditions, the Township,
upon recommendation by the Township Engineer, may impose the following
additional restrictions on stormwater discharges:
[1]
Peak discharge may be further restricted when it can be shown
that a probable risk to downstream structures or unique natural areas
exists or that existing, severe flooding could be further aggravated.
[2]
Measures shall be imposed to protect against groundwater or
surface water pollution where the type of activity may result in significant
nonpoint source pollution or the nature of the soils or bedrock underlying
a stormwater management structure constitutes substantial risk of
contamination, such as might be the case in limestone formations.
Special provisions to be followed in these cases will be submitted
by the designer and reviewed/approved by the Township Engineer.
[3]
Where groundwater yields are very low or where a groundwater
supply is already heavily used, the Township may require that the
entire volume of the two-year-frequency rainfall be retained and infiltrated.
(e)
Nonpoint source pollutants. Significant loadings of nonpoint
source pollutants shall not be discharged into either surface water
or groundwater.
[1]
"Significant" is defined as resulting in an increase greater
than 10% of existing background concentrations of all water quality
parameters of consequence identified in federal and state criteria.
In particular, nutrients (nitrate and total phosphorus), metals (cadmium
and lead), total petroleum hydrocarbons (TPH), and synthetic organic
compounds identified by the United States Environmental Protection
Agency (USEPA) as toxic or hazardous substances must be controlled.
[2]
If the volume and peak rate standards of § 135-40B(1)(a) and (b) are met, then the water quality impacts are assumed to be adequately controlled. If the volume and peak rate standards cannot be achieved, then a water quality impact analysis must be performed, at the direction of the Township Engineer, confirming prevention of any significant increase in nonpoint source pollution, with particular focus on the pollutants discussed above. Both structural and nonstructural (preventative) measures are to be considered for reduction and prevention of nonpoint source pollution.
[2]
Editor's Note: See 32 P.S. § 680.1 et seq.
(2)
Developments located within an Act 167[3] stormwater management plan shall submit a stormwater management
site plan, consistent with the Act 167 plan, to the Township for review.
The following exemption criteria shall apply to the total proposed
development on a parent tract, even if development is to take place
in stages. Impervious cover shall include, but not be limited to,
any roof, parking or driveway areas and any new streets and sidewalks.
Any areas designed to initially be gravel or crushed stone shall be
assumed to be impervious.
[3]
Editor's Note: See 32 P.S. § 680.1 et seq.
(3)
Exemption criteria for existing developed properties. Lands improved
with existing structures may be exempted for an additional 1,000 square
feet of impervious surface in all zoning districts, provided that
flows from the site after development leave the site in the same manner
as the predevelopment condition, and there are no adverse effects
to the adjacent property.
(4)
Exemption criteria for existing properties in the Agricultural Zone.
The following criteria shall apply to all properties located within
the Agricultural Zone. All farms for which an exemption is requested
shall have a conservation plan approved by the appropriate officials.
|
Total Parcel Size
|
Minimum Distance
(feet)
|
Cumulative New Impervious Areas Exempt From Chapter
(square feet)
| |
|---|---|---|---|
|
0 to 0.5 acre
|
10
|
500
| |
|
0.5 to 1 acre
|
50
|
2,500
| |
|
1 to 2 acres
|
100
|
10,000
| |
|
2 to 5 acres
|
250
|
15,000
| |
|
> 5 acres
|
500
|
20,000
|
C.
Methods of calculation. The methods to calculate runoff shall be
as follows:
(1)
Where applicable, the USDA Soil Conservation Service[4] Soil Cover Complex Method, as set forth in the latest
edition of Urban Hydrology for Small Watersheds, Technical Release
No. 55, as published by SCS, shall be used.
[4]
Editor's Note: The Soil Conservation Service is now known
as the "Natural Resources Conservation Service" (NRCS).
(2)
The Rational Method of Q=CIA, where "Q" is the peak discharge of
the watershed in cubic feet per second, "C" is the coefficient of
runoff, "I" is the intensity of rainfall in inches per hour, "A" is
the area of the watershed in acres. The Rational Method shall be used
where the drainage area is less than 100 acres; the time of concentration
is less than one hour; and the calculated runoff to a point of interest
does not require the combination of multiple hydrographs from multiple
subwatersheds of the study area.
(3)
If the Rational Method is used, the Pennsylvania Rainfall Intensity-Duration-Frequency
Chart shown in the latest version of PennDOT Design Manual Part 2,
Highway Design, shall be used to determine the rainfall intensity
in inches per hour.
(4)
Runoff calculations shall include a hydrologic and hydraulic analysis
indicating volume and velocities of flow and the grades, sizes and
capacities of water-carrying structures, sediment basins, retention
and detention structures, and sufficient design information to construct
such facilities. Runoff calculations shall also indicate both predevelopment
and post-development rates for peak discharge of stormwater runoff
from the project site.
(5)
For the purpose of calculating predevelopment on-site peak discharges,
all on-site runoff coefficients shall be based on actual land use,
assuming summer and good land cover conditions. Off-site land use
conditions used to determine storm flows for designing stormwater
facilities shall be based on actual land uses, assuming winter or
poor land cover conditions.
(6)
Criteria and assumptions to be used in the determination of stormwater
runoff and design of management facilities are as follows:
(a)
Runoff coefficients should be based on the following table.
If the land use is not listed, runoff coefficients shall be chosen
from other published documentation, and a copy of said documentation
shall be submitted with the stormwater management report. Higher coefficients
may be required by the Township Engineer due to local soil conditions.
|
Runoff Coefficients "C" for Rational Formula
| |||||||||||||
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
|
Soil Group
|
A
|
B
|
C
|
D
| |||||||||
|
Slope
|
0% to 2%
|
2% to 6%
|
6%+
|
0% to 2%
|
2% to 6%
|
6%+
|
0% to 2%
|
2% to 6%
|
6%+
|
0% to 2%
|
2% to 6%
|
6%+
| |
|
Land Use
| |||||||||||||
|
Cultivated land
| |||||||||||||
|
Winter conditions
|
0.14
|
0.23
|
0.34
|
0.21
|
0.32
|
0.41
|
0.27
|
0.37
|
0.48
|
0.34
|
0.45
|
0.56
| |
|
Summer conditions
|
0.10
|
0.16
|
0.22
|
0.14
|
0.20
|
0.28
|
0.19
|
0.26
|
0.33
|
0.23
|
0.29
|
0.38
| |
|
Fallowed fields
| |||||||||||||
|
Poor conditions
|
0.12
|
0.19
|
0.28
|
0.17
|
0.25
|
0.34
|
0.23
|
0.33
|
0.40
|
0.27
|
0.35
|
0.45
| |
|
Good conditions
|
0.08
|
0.13
|
0.16
|
0.11
|
0.15
|
0.21
|
0.14
|
0.19
|
0.26
|
0.18
|
0.23
|
0.31
| |
|
Forest/woodland
|
0.08
|
0.11
|
0.14
|
0.10
|
0.14
|
0.18
|
0.12
|
0.16
|
0.20
|
0.15
|
0.20
|
0.25
| |
|
Grass areas
| |||||||||||||
|
Good conditions
|
0.10
|
0.16
|
0.20
|
0.14
|
0.19
|
0.26
|
0.18
|
0.22
|
0.30
|
0.21
|
0.25
|
0.35
| |
|
Average conditions
|
0.12
|
0.18
|
0.22
|
0.16
|
0.21
|
0.28
|
0.20
|
0.25
|
0.34
|
0.24
|
0.29
|
0.41
| |
|
Poor conditions
|
0.14
|
0.21
|
0.30
|
0.18
|
0.28
|
0.37
|
0.25
|
0.35
|
0.44
|
0.30
|
0.40
|
0.50
| |
|
Impervious areas
|
0.95
|
0.95
|
0.95
|
0.95
|
0.95
|
0.93
|
0.95
|
0.95
|
0.95
|
0.95
|
0.95
|
0.95
| |
|
Weighted residential
| |||||||||||||
|
Lot size 1/8 acre
|
0.29
|
0.33
|
0.36
|
0.31
|
0.35
|
0.40
|
0.34
|
0.38
|
0.44
|
0.36
|
0.41
|
0.48
| |
|
Lot size 1/4 acre
|
0.26
|
0.30
|
0.34
|
0.29
|
0.33
|
0.38
|
0.32
|
0.36
|
0.42
|
0.34
|
0.38
|
0.46
| |
|
Lot size 1/3 acre
|
0.24
|
0.28
|
0.31
|
0.26
|
0.32
|
0.35
|
0.29
|
0.35
|
0.40
|
0.32
|
0.36
|
0.45
| |
|
Lot size 1/2 acre
|
0.21
|
0.25
|
0.28
|
0.24
|
0.27
|
0.32
|
0.27
|
0.31
|
0.37
|
0.30
|
0.34
|
0.43
| |
|
Lot size 1 acre
|
0.18
|
0.23
|
0.26
|
0.21
|
0.24
|
0.30
|
0.24
|
0.29
|
0.36
|
0.28
|
0.32
|
0.41
| |
(b)
Times of concentration shall be based on the following design
parameters:
[1]
Sheet flow. The maximum length for each reach of sheet, or overland
flow before shallow concentrated or open channel flow develops, is
150 feet. Sheet flow shall be determined using the SCS TR-55, Worksheet
3 (latest edition).
[2]
Shallow concentrated flow. Travel time for shallow concentrated
flow shall be determined using Figure 3-1 from the latest edition
of Urban Hydrology for Small Watersheds, Technical Release No. 55,
as published by SCS.
[3]
Open channel flows. At points where sheet and shallow concentrated
flows concentrate in field depressions, swales, gutters, curbs, or
pipe collection systems, the travel times and downstream end of the
site between these design points shall be based upon Manning's Equation
and/or acceptable engineering design standards, as determined by the
Township Engineer.
D.
Hydrographs.
(1)
A predevelopment hydrograph is required at the site discharge point
for the required twenty-four-hour design storm.
(2)
A post-development hydrograph is required at the site discharge point
incorporating any nondetention techniques, such as pervious areas,
swales, infiltration trenches, etc.
|
NOTE: Hydrographs may be obtained from SCS TR-55
methods or from use of the Modified Rational Formula.
|
E.
Water-carrying facilities. Water-carrying facilities shall be designed
as follows:
(1)
The design of stormwater management collection/conveyance systems
that service drainage areas within the site shall be based upon a
twenty-five-year-storm-frequency event. Stormwater management facilities
that convey off-site stormwater through the site must be designed
to convey a fifty-year event.
(2)
All storm sewer pipes, culverts, manholes, inlets, endwalls, and
end sections shall be constructed in accordance with PennDOT Publication
408, as amended.
(4)
Capacities. The capacities of the pipes, gutters, inlets, culverts,
outlet structures, and swales shall consider all possible hydraulic
conditions. The following are minimum design standards:
(a)
Grass swales and roadside gutters shall consider both the channel
velocity and stability based upon a low degree of retardant ("n" of
0.03), and the channel capacity based upon a high degree of retardant
("n" of 0.05).
(b)
The "n" factors to be used for paved or riprap swales or gutters
shall be based on accepted engineering design practices.
(c)
The velocity to be used in the design of any piped stormwater
conveyance system shall be based on the maximum velocity obtainable.
The capacity shall be based upon full flow conditions.
[1]
In all cases where drainage is collected by a headwall or catch
basin where inlet or outlet control may govern, the pipe shall be
designed as a culvert, as outlined in Hydraulic Engineering Design
Series No. 5, latest edition, of the United States Department of Transportation
Federal Highway Administration, Washington, DC. The allowable headwater
should be determined by the specific entrance conditions and sound
engineering. The capacities of pipes shall be computed from the Manning
Formula judgment. The design of culverts shall not create excessive
headwater depths.
[2]
For the coefficient of roughness, "n" shall be as follows, unless
otherwise approved by the Township:
|
Pipe Material
|
"n"
| ||
|---|---|---|---|
|
Concrete
|
0.012
| ||
|
Corrugated steel annular
|
0.024
| ||
|
Corrugated steel helical
| |||
|
15 inches
|
0.012
| ||
|
18 inches
|
0.014
| ||
|
21 inches
|
0.016
| ||
|
24 inches
|
0.017
| ||
|
30 inches
|
0.018
| ||
|
36 inches
|
0.019
| ||
|
42 inches to 54 inches
|
0.020
| ||
|
Larger than 54 inches
|
0.021
| ||
|
SLCPP
|
0.011
| ||
[3]
For all open channels, the coefficients shall be taken from
Tables 5-6 and Figures 5-5 of Open-Channel Hydraulics by Ven Te Chow,
Ph.D., McGraw-Hill Book Co., 1959.
(5)
Minimum pipe size. Stormwater management pipe collection and conveyance
systems shall have a minimum diameter of 15 inches and shall be installed
on sufficient slope to provide a minimum velocity of three feet per
second (three fps) when flowing full. No double piping shall be permitted.
(6)
Material specification. The following are approved for use; alternatives
may be accepted, subject to approval by the Township:
(a)
Pipe sizes with nominal diameters greater than 72 inches shall
require structural design submittals for approval.
(b)
All culverts shall have reinforced concrete precast, or cast
in place, full-flow inverts to limits of required endwall sections,
with invert base end cutoff walls extending three feet below channel
flow line, including fish channels, as required by PA DEP.
(c)
Installation of culverts will not require protective parapets
when having a maximum five-foot vertical rise from flow channel invert
to crown of street, with the required minimum three to one embankment
slope from limit of right-of-way elevation of flow channel invert.
All other installations shall require protective concrete parapets
and approaches.
(d)
All culvert structures shall require submission of construction
drawings, to assure compliance to HS-25 loading, flow design capacity,
and calculated life cycle of proposed structures.
(7)
All storm sewer pipes and culverts shall be laid to a minimum depth
of one foot from subgrade of streets, access drives, driveways, or
parking areas to the crown of pipe.
(8)
Endwalls and end sections shall be used where stormwater runoff enters
or leaves the storm sewer horizontally from a natural or man-made
channel.
(9)
Inlets shall be placed on both sides of the street at low spots and
at points where the flow in gutters exceeds three inches. Inlets shall
normally be along the curbline at or beyond the curb radius points.
For the purpose of inlet location at corners, the depth of flow shall
be considered for each gutter. At intersections, the depth of flow
across the through streets shall not exceed 1 1/2 inches. Inlets
shall be depressed two inches below the grade of the gutter or ground
surface. Manholes may be substituted for inlets at locations where
inlets are not required to handle surface runoff.
(10)
Manholes shall not be spaced more than 400 feet apart for pipes
that are less than a thirty-six-inch diameter and 600 feet apart for
all pipes of greater than a thirty-six-inch diameter. Additionally,
manholes shall be placed at points of abrupt changes in the horizontal
or vertical direction of storm sewers and all convergence of two or
more stormwater lines. Inlets may be substituted for manholes where
they will serve a useful purpose.
(11)
Curves in pipes or box culverts, without an inlet or manhole,
are prohibited. Tee joints, elbows and wyes are also prohibited.
(12)
All inlets and manholes must have poured concrete channels in
order to provide unimpeded conveyance through the structure.
(13)
Stormwater roof drains and pipes, wherever possible, shall discharge
water into a stormwater runoff dispersion and infiltration control
device and not into storm sewers or street gutters.
F.
Surface flow characteristics.
(1)
On-street channels. Curb, gutter and streetside swale depths shall
comply with the following requirements:
(a)
New streets without curbs shall be designed to maintain a maximum
depth of flow in streetside gutters or swales of three inches and
a maximum depth of flow of two inches along slant or vertical curbs.
(b)
The depth of flow across street and access drive intersections,
including new street intersections with existing streets, shall be
a maximum of one inch.
(c)
When possible, storm sewer crossings of streets shall be perpendicular
to the street center line.
(2)
Off-street channels.
(a)
Grass-lined channels shall be considered stable when, in the
opinion of the Township Engineer, the calculated velocity does not
exceed the allowable velocities shown below:
[1]
Three feet per second where only sparse vegetation can be established
and maintained because of shade or soil condition.
[2]
Four feet per second where normal growing conditions exist and
vegetation is to be established by seeding.
[3]
Five feet per second where a dense, vigorous sod can be quickly
established or where water can be temporarily diverted during establishment
of vegetation. Netting and mulch or other equivalent methods for establishing
vegetation shall be used.
[4]
Six feet per second where there exists a -established sod of
good quality.
(b)
Where swale bends occur, the allowable velocities listed above
shall be divided by the following factors:
|
Degree of Bend
|
Velocity
| |
|---|---|---|
|
0 to 30
|
1.50
| |
|
30 to 60
|
1.75
| |
|
60 to 90
|
2.00
| |
|
90 and over
|
2.50
|
(c)
The above channel flows may be exceeded if the designer can
provide acceptable supportive design criteria as proof of erosion
prevention. Where the velocity of stormwater runoff exceeds the allowable
velocity, erosion protection must be provided. The method of erosion
protection proposed must be supported by the appropriate design information
and/or references.
(d)
All existing and natural watercourses, channels, drainage systems,
and areas of surface water concentrate shall be maintained in their
existing condition, unless the Township approves an alteration.
(e)
Flow velocities from any storm sewer may not result in a deflection
of the receiving channel.
(f)
Energy dissipaters shall be provided at all storm sewer outlets
and shall be designed in accordance with the Commonwealth of Pennsylvania,
Department of Environmental Protection, Office of Water Management,
Erosion and Sediment Pollution Control Program Manual, latest edition.
(g)
The capacities of open channels shall be computed from the Manning
Equation. Permissible open channel velocities and design standards
shall be in accordance with good engineering practice, as documented
in the Engineering Field Manual for Conservation Practices, USDA,
SCS, or in Design Charts for Open-Channel Flow, Hydraulic Design Series
No. 3, latest edition, of the United States Department of Transportation,
Federal Highway Administration, Washington DC.
(h)
Protective grating must be provided at all headwalls to prevent
clogging and unauthorized access to stormwater facilities.
(i)
Storm facilities shall be contained in, and centered within,
an easement.
G.
Phasing plans. When applications are submitted in phases, and if
temporary facilities are required for construction of a phase, such
facilities shall be included in the submitted plans and secured with
an improvement guarantee. All phases of development must comply with
the provisions of this chapter. In the event temporary measures cannot
adequately handle the stormwater runoff, the main outfall line shall
be included as part of the construction of the proposed phase.
H.
Capacity improvements (in areas which allow direct release). If the
developer can prove that it would be feasible to provide capacity
improvements to relieve the capacity deficiency in the existing drainage
network, the adequate capacity improvements could be provided by the
developer in lieu of stormwater management facilities on the development
site. Any capacity improvements would be designed based on development
of the entire area located within the watershed and the capacity criteria
specified in this chapter. The type and amount of development that
the developer must consider shall be either based on the current zoning
or established by the Township, whichever results in a greater amount
of impervious surface. It shall be assumed that all new development
upstream of a proposed capacity improvement would implement applicable
stormwater management techniques consistent with this chapter.
I.
Detention and retention basins. Stormwater management facilities shall be provided so that the peak discharge of the calculated post-development runoff to an adjacent property does not exceed the volume specified in § 135-40B(1).
(1)
If the SCS TR-55 method is used, runoff calculations of the predevelopment
and post-development comparison shall be based upon the following
twenty-four-hour, Type II, storm frequencies:
|
Storm Event
|
Inches of Rainfall
| |
|---|---|---|
|
1-year
|
2.5
| |
|
2-year
|
3.0
| |
|
10-year
|
4.8
| |
|
25-year
|
5.3
| |
|
50-year
|
6.0
| |
|
100-year
|
6.7
|
(2)
Permanent detention and retention basins shall be designed to store
the stormwater runoff of the one-hundred-year post-development storm
event minus the water discharged, if any, from the basin by any primary
and/or secondary outlets. The storage volume shall be calculated from
the beginning of the storm event until such time as the inflow rate
equals the outflow rate that is discharged through outlets from the
basin.
(3)
All basins shall be structurally sound and shall be constructed of
sound and durable materials.
(a)
The completed structure and the foundation of all basins shall
be stable under all probable conditions of operation and shall be
capable of discharging the peak discharge of a post-development one-hundred-year
storm event through the emergency spillway facilities and all other
outlets combined in a manner which will not damage the integrity of
the facility or the downstream drainage areas.
(b)
Emergency spillways shall not be considered in the design of
primary and secondary outlet controls. The emergency spillway minimum
elevation shall be established at a minimum of 0.1 foot above the
water surface elevation of the one-hundred-year storm event, when
routed through the primary and secondary outlet controls. The emergency
spillway shall be designed by routing the one-hundred-year storm event
through the spillway, assuming no storage below the emergency spillway
elevation.
(4)
The effect on downstream areas, if the basin embankment fails, shall
be considered in the design of all basins. Where possible, the basin
shall be designed to minimize the potential damage caused by such
failure of the embankment.
(5)
Basins which are not designed to release all stormwater shall be
specifically identified as retention basins or wet pond basins. All
other basins shall include provisions for dewatering, particularly
the bottom, and shall not create swampy and/or unmaintained conditions.
Impervious low-flow channels and/or tile fields may be used to dewater
the bottom of a basin.
(6)
An outlet structure must be provided to permit draining the basin
to a completely dry position within 24 hours, unless approved as a
wet pond.
(7)
Discharge structures shall be designed to eliminate the possibility
of blockage during operation (i.e., trash racks).
(8)
All outlet structures and emergency spillways shall include a satisfactory
means of dissipating the energy of flow at its outlet to assure conveyance
of flow, without endangering the safety and integrity of the basin
and the downstream drainage area.
(9)
Detention basins and/or retention basins which are designed with
earth fill dams shall incorporate the following minimum standards:
(a)
The maximum water depth shall not exceed six feet.
(b)
The minimum top width of all dams shall be five feet.
(c)
The side slopes of earth fill dams shall not be less than three
horizontal to one vertical.
(d)
Fencing, or other acceptable devices that restrict access, shall
be provided for basins with slopes greater than five horizontal to
one vertical when the water surface area is greater than one acre
and/or more than five feet deep during a one-hundred-year storm event.
However, the Township, based upon the type and proximity of adjacent
land use, may require the access restrictions to avoid a hazardous
condition.
(e)
A key trench of compacted, relatively impervious material (Unified
Soil Classification CL or ML) at a depth of at least two feet, or
extending down to stable subgrade, whichever is deeper. Minimum bottom
widths for the key trench shall be four feet. Maximum side slopes
for the key trench shall be one horizontal to one vertical. A compacted
impervious core, at least eight feet wide at the top, having a maximum
side slope of one horizontal to one vertical, shall extend for the
full length of the embankment, and the top elevation shall be set
at the twenty-five-year design water surface elevation.
(f)
All pipes and culverts through dams shall be reinforced concrete
and have properly spaced concrete cutoff collars or antiseep collars.
(g)
All riser pipes shall be reinforced cement concrete.
(h)
A minimum of one foot of freeboard shall be provided above the
maximum design water surface elevation at the emergency spillway.
The freeboard is required through the emergency spillway above the
calculated water surface elevation for the entire one-hundred-year
post-development flow condition through the emergency spillway. The
freeboard should be determined based on the calculated depth of flow
through the emergency spillway, in accordance with the emergency spillway
calculation.
(i)
Minimum finished floor elevations for all buildings that adjoin a basin, other temporary impoundments, or open conveyance systems shall be two feet above the water surface of a one-hundred-year storm event. If a basement is proposed below the bottom elevation of the basin, detailed calculations addressing the effects of stormwater ponding on the building and waterproofing and/or floodproofing design information consistent with the floodplain standards in Chapter 155, Zoning, shall be submitted.
(10)
Stormwater management basins shall not be located closer than
100 feet to the rim of sinkholes or closed depressions, nor within
100 feet from disappearing streams, nor shall these basins be located
closer than 50 feet to lineaments or fracture traces, nor shall these
basins be located closer than 25 feet to surface or identified subsurface
pinnacles.
(a)
Where retention basins, seepage pits, seepage tanks, seepage
trenches and/or french drains are located in an area that is suspected
to contain sinkholes, closed depressions, fracture traces, or caverns,
the applicant shall include an analysis of the potential for accelerated
sinkhole development in the specific geology of the site due to the
concentration of water introduction to the subsurface.
(b)
This information shall include a seepage report containing a
test pit soils analysis, prepared by a soil scientist, and percolation
test results in accordance with PA DEP regulations (Chapter 73, Section
15[6]). The bottom of the test pits shall be no less than 30
inches below the elevation at which the soil/seepage interface is
designed (i.e., the bottom of the trench, pit, etc.).
[6]
Editor's Note: See 25 Pa. Code § 73.15.
(11)
Retention basins must provide enough capacity to store the entire
runoff volume created by a one-hundred-year, twenty-four-hour storm
event. If supporting documentation is provided for a reduction based
upon percolation, the applicant may:
(12)
Retention basins shall incorporate the following minimum design
standards:
(a)
Infiltration systems greater than three feet deep shall be located
no less than 30 feet from basement walls or the drain field of a sanitary
sewer system. Information addressing the effects of the infiltration
system on the building and waterproofing shall be submitted.
(b)
Infiltration systems designed to handle runoff from commercial
or industrial impervious parking areas shall be no closer than 100
feet to any water supply .
(c)
Infiltration systems may not receive runoff until the entire
contributory drainage area to the infiltration system has received
final stabilization.
(d)
The stormwater management facility design shall provide an emergency
overflow system with measures to provide a nonerosive velocity of
flow along its length and at the outfall.
(13)
A liner of impervious material must be provided in all wet ponds.
In lieu of an impervious liner, the applicant may supply sufficient
information to the Township, prepared by a soil scientist, which includes
an analysis of the potential for sinkhole development and demonstrates
to the Township that sinkholes will not develop.
J.
Best management practices. All stormwater management facilities shall
employ best management practices (BMPs), as outlined in the latest
edition of the handbook entitled "Pennsylvania Handbook of Best Management
Practices for Developing Areas," 1998, published by the Pennsylvania
Association of Conservation Society, Keystone Chapter, Soil and Water
Conservation Society, PA DEP, and Natural Resources Conservation Service.
The purpose of the following standards is to provide the designer
with guidance to meet the minimum BMP requirements. Innovative approaches
are allowed and encouraged, with the appropriate documentation furnished
to, and approved by, the Township.
(1)
General provisions:
(a)
Minimize on-site impervious area. Preserve natural wooded cover
and drainageways within the project site.
(b)
Maximize the on-site drainage areas that are directed to the
BMP. Minimum accepted area is 70%. Impervious areas shall be directed
to BMP when possible.
(c)
Minimize mixing of off-site and on-site runoff, unless upstream
drainage area is insignificant in size.
(d)
Delay construction of BMP until all other land-disturbing activities
are complete to minimize the potential for clogging and maintenance
or remedial action.
(e)
Use water-tolerant vegetation. Refer to the Pennsylvania Handbook
of Best Management Practices for Developing Areas for guidance in
choosing appropriate vegetation.
(f)
Provide a BMP control facility with a length-to-width ratio
in basins of at least 2:1 to avoid short-circuiting; maximize the
distance between inflow and outflow.
(g)
Provide proper erosion protection at all pipe outlets.
(h)
Utilize underdrains for all basins; may be used as BMP outlet
if properly sized.
(i)
Infiltration trenches provided for stormwater management do
not require additional storage volume calculations for BMP.
(2)
Groundwater recharge. Designs that incorporate groundwater recharge
(infiltration facilities) are encouraged to compensate for the reduction
in the percolation that occurs when the ground surface runoff characteristics
have been altered. The groundwater recharge volume (rev) is the volume
of stormwater runoff from a property that is considered the groundwater
recharge. Groundwater recharge volume may be part of the water quality
volume and is calculated on the basis of treatment and recharge by
structural stormwater management practices, as follows:
|
Rev = [(S)(Rv)(A)]/12
| |||
|---|---|---|---|
|
Rev
|
=
|
Recharge volume in acre-feet
| |
|
A
|
=
|
Area of watershed in acres
| |
|
Rv = 005 ÷ 0.9(I)
| ||||
|---|---|---|---|---|
|
Where:
| ||||
|
I
|
=
|
Net increase in impervious area/area of watershed (A)
| ||
|
S
|
=
|
Soil-specific recharge factor and varies according to soil type,
as follows:
| ||
|
Hydrologic Soil Group
|
Soil-Specific Recharge Factor (S)
| |
|---|---|---|
|
A
|
0.32
| |
|
B
|
0.22
| |
|
C
|
0.10
| |
|
D
|
0.05
|
(a)
If more than one hydrologic soil group (HSG) is present at a
site, a composite recharge volume shall be computed based upon the
proportion of total site area within each HSG.
(b)
Infiltration BMPs intended to receive runoff from developed
areas shall be selected based on suitability of soils and site conditions
and shall be constructed on soils that have the following characteristics:
[1]
A minimum depth of 48 inches between the bottom of the facility
and the seasonal high-water table and/or bedrock (limiting zones).
[2]
An infiltration and/or percolation rate sufficient to accept
the additional stormwater load and drain completely, as determined
by field tests conducted by the owner's professional designer.
[3]
Infiltration BMPs receiving only roof runoff may be placed in
soils having a minimum depth of 24 inches between the bottom of the
facility and the limiting zone.
[4]
The recharge volume provided at the site shall be directed to
the most permeable HSG available.
[5]
Structural stormwater management facilities which provide treatment
and recharge of the required recharge volume will be designed as part
of a stormwater management facility which incorporates groundwater
recharge BMPs as a primary benefit of using that facility, in accordance
with design specifications contained in Pennsylvania Handbook of Best
Management Practices for Developing Areas.
[6]
The groundwater recharge volume shall be infiltrated within
48 hours after the end of the design storm.
[7]
Watersheds where the post-developed impervious area is equal
to or less than the predeveloped impervious area shall not be required
to provide groundwater recharge volume.
[8]
When groundwater recharge is provided, a detailed geologic evaluation
shall be performed to determine the suitability of the recharge facility.
The evaluation shall be performed by a registered professional geologist
and shall, at a minimum, address soil permeability, depth to bedrock,
susceptibility to sinkhole formation, and subgrade stability. Where
pervious pavement is proposed, construction specifications shall be
noted on the plan.
K.
Erosion and sedimentation control. The following principles shall
be applied to the design plan and construction schedule to minimize
soil erosion and sedimentation:
(1)
Stripping of vegetation, grading or other soil disturbance shall
be done in a manner which will minimize soil erosion.
(2)
Natural vegetation shall be retained and protected, whenever feasible.
(3)
The extent of the disturbed area and the duration of its exposure
shall be kept to a minimum, within practical limits.
(4)
Either temporary seeding, mulching or other suitable stabilization
measures shall be used to protect exposed critical areas during construction.
(5)
Drainage provisions shall accommodate the stormwater runoff, both
during and after construction.
(6)
Soil erosion and sedimentation facilities shall be installed before
any on-site grading.
(7)
All earthmoving activities shall be conducted in such a way as to
minimize accelerated erosion and resulting sedimentation. Measures
to control erosion and sedimentation shall, at a minimum, meet the
standards of the Adams County Conservation District and Chapter 102
(Erosion and Sediment Control) of Title 25, Rules and Regulations
of PA DEP.
(8)
The erosion and sedimentation control plan must be available at all
times at the project site. When required, a permit allowing earthmoving
activity shall be obtained by the developer before any construction
on the project site shall begin.
(9)
Approval of an erosion and sedimentation control plan by the Township
shall not be construed as an indication that the plan complies with
the standards of any agency of the commonwealth.
(10)
The erosion and sedimentation control plan shall be submitted
to the Adams County Conservation District for its review and approval.
Building permits will not be issued and construction shall not start
until an NPDES permit is received.
L.
Easements.
(1)
Easements shall be provided where stormwater or surface water drainage
facilities are proposed, whether located within or beyond the boundaries
of the property. Although normal lot grading does not require easements,
swales which receive runoff from more than one other lot or from more
than 1/2 acre must be provided with an easement.
(2)
Easements shall have a minimum width of 10 feet from the top of the
bank of a watercourse or body of water or each side of a drainage
structure and shall be adequately designed to provide area for:
(3)
Easements shall include a description of an ownership and maintenance
program, in a recordable form, that clearly sets forth responsibility
for all temporary and permanent stormwater management facilities.
(4)
Easements that are not along the center line of a described property
line shall be located by a center-line bearing and distance from a
known point.
M.
Maintenance of stormwater management facilities.
(1)
Maintenance during development. Maintenance of stormwater management
facilities during development of a project site shall be the responsibility
of the developer and the landowner. Maintenance shall include, but
not be limited to:
(a)
Removal of silt and debris from basins, traps or other structures
and all programs stated in the approved erosion and sediment control
plan. When required, cleanout shall restore the original design volume
to the basin or other structure. The elevation corresponding to the
maximum allowable sediment level shall be determined and stated in
the design data as a distance below the top of the riser. The elevation
shall be clearly marked on the riser to enable proper maintenance.
(b)
Periodic maintenance of temporary control facilities, such as
replacement of straw bale dikes, straw filters or similar measures.
(c)
Establishment or restoration of vegetation by seeding, mulching
or sodding of scoured areas or areas where vegetation has not been
successfully established.
(d)
Installation of necessary controls to correct unforeseen problems
caused by storm events within design frequencies.
(e)
Removal of all temporary stormwater management control facilities
upon installation of permanent stormwater management facilities at
the completion of the development.
(2)
Maintenance of facilities not dedicated or accepted by Township.
(a)
The Township shall not become responsible for maintenance of
stormwater management facilities, unless such facilities are within
a street right-of-way dedicated to, and accepted by, the Township
or unless the Township specifically grants an exception to this standard.
Maintenance of stormwater facilities shall be the responsibility of
the developer and may be assigned to a private entity (e.g., property
owner, homeowners' association, and condominium association), when
deemed acceptable to the Township.
(b)
When possible, stormwater management facilities shall be owned
and maintained by one entity. Stormwater management facilities shall
be designed with consideration for facilities that can be effectively
accommodated within the property of one responsible private entity
and reasonably maintained by the private entity.
(c)
When maintenance of stormwater management facilities is assigned
to the developer and/or private entity, a legally binding agreement
between the responsible parties and Township shall be recorded. Such
agreement shall provide the Township with the rights established in
Section 705 of the Pennsylvania Municipalities Planning Code,[7] relating to the maintenance of common open space when
a private entity fails to adequately maintain the facility.
[1]
Deeds for property that contain private maintenance of stormwater
management facilities shall include a specific deed reference to such
grantee's responsibility for the maintenance and care of the stormwater
management facilities.
[2]
Such deed reference shall be in the form of a deed restriction
stating responsibilities of the property owner or private entity for
the maintenance, as may be necessary, to maintain the stormwater management
facility in accordance with the terms of this chapter.
[3]
Such maintenance shall include, at a minimum, the following:
[a]
Reestablishment of vegetation by seeding and mulching
or sodding of scoured areas or areas where vegetation has not been
successfully established.
[b]
Liming and fertilizing vegetated channels and other
areas according to specifications in The Agronomy Guide, Penn State
University, College of Agricultural Sciences.
[c]
Mowing, as necessary, to maintain adequate stands
of grass and to control weeds. Chemical weed control may be used if
applicable regulations are met.
[d]
Removal of silt debris or any other obstruction
from all facilities in order to maintain the design storage volumes.
[e]
Regularly scheduled inspection and maintenance
program.
[7]
Editor's Note: See 53 P.S. § 10705.
(d)
Deed restrictions shall also include notice that, in the event
that the private entity fails to comply with the terms of this chapter,
the Township shall have the authority to carry out those duties imposed
upon the private entity.
[1]
The Township may, after giving notice to the private entity
of improper maintenance, and providing a reasonable time for compliance,
enter upon said property and take such actions as may be required
to bring the area into compliance with this chapter.
[2]
The Township shall further have the right to file a municipal
lien against such property for the cost of maintenance work carried
out under this section, plus a penalty of 10% of the costs of such
work. The Township may, in addition to the filing of a municipal lien,
pursue any other remedies provided by law against any private entity
that should fail to comply with the terms of this chapter.
(3)
Maintenance of existing facilities. No person shall modify, remove,
fill, landscape, or alter stormwater management facilities, unless
a stormwater management plan has been approved which authorizes such
modification, removal, filling, landscaping, or alteration. No person
shall place any structure, fill, landscaping, or vegetation into a
stormwater management facility or within a drainage easement that
will limit or alter the functioning of the facility or easement in
any manner.
(a)
The Township may, after giving notice to the private entity
of the improper condition and providing a reasonable time for compliance,
enter upon said property and take such actions as may be required
to bring the area into compliance with this chapter.
(b)
The Township shall further have the right to file a municipal
lien against such property for the cost of maintenance work carried
out under this section, plus a penalty of 10% of the costs of such
work. The Township may, in addition to the filing of a municipal lien,
pursue any other remedies provided by law against any private entity
that should fail to comply with the terms of this chapter.
(4)
Maintenance guarantee. When the Township accepts dedication of stormwater management facilities, the applicant shall post a financial security for the structural integrity and function of said facilities, in accordance with the approved design and specifications. The financial security shall extend for a term not to exceed 18 months from the date of acceptance of dedication. The financial security shall be the same type as required in § 135-20. The amount of the financial security shall not exceed 15% of the actual cost of installation of said facilities.
All subdivision and land development plans shall conform to the floodplain and riparian buffer standards specified in Chapter 155, Zoning.
A.
Wetland studies are required by § 135-16E(7).
A.
Protection of natural features. The finished topography of the site
shall adequately facilitate the proposed development, without excessive
earthmoving and destruction of natural amenities.
(1)
Natural features shall be preserved and incorporated into the final
landscaping wherever possible and desirable. The applicant shall demonstrate
the means whereby the natural features are protected during construction.
(2)
Protection shall be provided from invasive flora species, including,
but not limited to, the following species under Section 3(b) of the
Noxious Weed Control Law [3 P.S. § 255.3(b)]:
(a)
Cannabis sativa, commonly known as "marijuana."
(b)
The Lythrum salicaria Complex: any nonnative Lythrum, including Lythrum
salicaria and Lythrum virgatum, their cultivars and any combination
thereof.
(c)
Cirsium arvense, commonly known as "Canada thistle."
(d)
Rosa multiflora, commonly known as "multiflora rose."
(e)
Sorghum halepense, commonly known as "Johnsongrass."
(f)
Carduus nutans, commonly known as "musk thistle."
(g)
Cirsium vulgare, commonly known as "bull thistle."
(h)
Datura stramonium, commonly known as "jimson weed."
(i)
Polygonum perfoliatum, commonly known as "mile-a-minute."
(j)
Pueraria lobata, commonly known as "kudzuvine."
(k)
Sorghum bicolor cv. drummondii, commonly known as "shattercane."
(l)
Heracleum mantegazzianum, commonly known as "giant hogweed."
(m)
Galega officinalis, commonly known as "goat's rue."
(n)
Elaeagnus angustifolia, commonly known as "Russian olive."
B.
Existing wooded area. All subdivision and land development plans shall comply with the tree cutting standards specified in Chapter 155, Zoning.
C.
Ground cover. Any ground surface of the property which is not used
for buildings, other structures, loading or parking spaces and aisles,
sidewalks, and designated storage areas shall be planted with an all-season
ground cover approved by the Board of Supervisors (e.g., grass, ivy,
vetch, pachysandra, etc.). In addition, gravel can be substituted
if done in a manner to complement other vegetative materials. It shall
be maintained to provide an attractive appearance, and all nonsurviving
plants shall be replaced promptly.
D.
Landscape requirements.
(1)
Any required landscaping (landscape strips and interior landscaping)
shall include a combination of the following elements: deciduous trees,
ground covers, evergreens, shrubs, vines, flowers, rocks, gravel,
earth mounds, berms, walls, fences, screens, sculptures, fountains,
sidewalk furniture, or other approved materials. Artificial plants,
trees, and shrubs may not be used to satisfy any requirement for landscaping
or screening. No less than 80% of the required landscape area shall
be vegetative in composition, and no outdoor storage shall be permitted
within required landscape areas and/or strips.
(2)
For each 750 square feet of required area for landscape strips, one
shade/ornamental tree shall be provided. Deciduous trees shall have
a clear trunk at least five feet above finished grade. Evergreen trees
shall have a minimum height of six feet. All required landscape strips
shall have landscaping materials distributed along the entire length
of the lot line abutting the yard.
(3)
Interior landscaping within off-street parking lots shall be provided in accordance with § 135-32.
(4)
For every 300 square feet of interior landscaping required for other
than a parking lot, at least one mature deciduous shade tree shall
be provided. Such tree shall have a clear trunk at least five feet
above grade.
(5)
Landscape strips and/or screens that are located at the periphery
of a property shall include a continuous planting of low-level vegetation
that can act as a trash and litter trap/barrier for the subject property.
Such vegetation shall be located and maintained so as not to interfere
with any clear sight and clear sight triangle requirement.
E.
Landscape screening.
(1)
Screening materials shall be located as specified in the section
of this chapter that requires landscape screening. When no location
is specified, screening shall occur along the subject property's lot
line. However, an alternate screening location may be approved by
the Board of Supervisors when the alternate location provides a more
effective screen.
(2)
Screening shall be arranged so as to block the ground-level views
between grade and a minimum height of six feet. Landscape screens
must achieve this visual blockage within two years of installation.
(3)
Landscape screening material shall incorporate the approved screening plants specified in § 135-43F(3). Walls, fences, earth berms, or other approved, similar materials may also be used to supplement the required vegetation of a landscape screen. No wall or fence shall be constructed of corrugated metal, corrugated fiberglass, or sheet metal. Screens located within the front yard that incorporate a sight-tight fence or wall shall include all required streetside landscaping on the street side of screen. Typical landscape screen arrangements are as follows:
(a)
A minimum of two rows of evergreen trees that are at least three
years in age and a minimum of six feet in height at the time of planting.
Each row of evergreen trees shall be staggered and located at least
15 feet apart, with plants arranged 15 feet on center.
 |
(b)
A minimum of two rows of vegetation (e.g., deciduous trees with
evergreen shrubs). Deciduous trees shall be at least three years in
age with a minimum two-inch diameter clear trunk at least five feet
above finished grade that are planted a maximum of 40 feet apart on
center. Evergreen shrubs shall be located beneath and between the
deciduous trees planted at an initial height of not less than four
feet, with a minimum mature height of six feet. Evergreen shrubs shall
be planted no more than five feet apart on center.
 |
(c)
A minimum of two rows of evergreen trees alternating with a
minimum of two rows of deciduous trees and evergreen shrubs. Evergreen
trees shall be at least three years in age and a minimum of six feet
in height at the time of planting. Each row of evergreen trees shall
be located at least 15 feet apart, with plants arranged 15 feet on
center, staggered alternatively. Deciduous trees shall be at least
three years in age with a minimum two-inch diameter clear trunk at
least five feet above finished grade that are planted a maximum of
40 feet apart on center. Evergreen shrubs shall be located beneath
and between the deciduous trees planted at an initial height of not
less than four feet, with a minimum mature height of six feet. Evergreen
shrubs shall be planted no more than five feet apart on center.
 |
F.
Landscape material.
(1)
Trees and shrubs shall be typical of their species and variety, have
normal growth habits, -developed branches, densely foliated, vigorous,
fibrous root systems. They shall have been grown under climatic conditions
similar to those in the locality of the project or properly acclimated
to conditions of the locality of the project.
(2)
Any tree or shrub which dies within 18 months of planting shall be
replaced. All landscaping and screening treatments shall be properly
maintained. Landscape materials that die or are damaged shall be replaced
within 30 days, season permitting.
(3)
The following types of trees and shrubs are approved for the required
use specified below:
|
Approved Shade Trees
| |||
|---|---|---|---|
|
Botanical Name
|
Common Name
(N = Native)
|
Mature Height
(feet)
| |
|
Acer rubrum
|
Red maple (N)
|
75
| |
|
Acer saccharum
|
Sugar maple (N)
|
100
| |
|
Betula nigra
|
River birch (N)
|
70
| |
|
Carpinus betulus
|
European hornbeam
|
60
| |
|
Celtis occidentalis
|
Common hackberry (N)
|
120
| |
|
Cercidiphyllum japonicum
|
Katsura tree
|
75
| |
|
Fraxinus americana
|
White ash (N)
|
120
| |
|
Fraxinus pennsylvanica lanceolata
|
Green ash (N)
|
60
| |
|
Ginkgo biloba (males only)
|
Ginkgo, maidenhair tree
|
120
| |
|
Gleditsia tricanthos (inermis)
|
Common honey locust
|
120
| |
|
Gymnocladus dioicus
|
Kentucky coffeetree (N)
|
90
| |
|
Liquidambar styraciflua
|
Sweet gum (N)
|
75
| |
|
Liriodendron tulipifera
|
Tulip tree (N)
|
150
| |
|
Nyssa sylvatica
|
Black gum (N)
|
50
| |
|
Platanus xacerifolia
|
London planetree
|
50
| |
|
Quercus palustris
|
Pin oak
|
70
| |
|
Quercus rubra
|
Red oak (N)
|
75
| |
|
Quercus prinus
|
Chestnut oak (N)
|
70
| |
|
Tilia tomentosa
|
Silver linden
|
70
| |
|
Tilia cordata
|
Littleleaf linden
|
90
| |
|
Ulmus americana
|
American elm (N)
|
120
| |
|
Zelkova serrata
|
Japanese zelkova
|
80
| |
|
Approved Small Deciduous Trees
| |||
|---|---|---|---|
|
Botanical Name
|
Common Name
(N = Native)
|
Mature Height
(feet)
| |
|
Acer buergeranum (tree form)
|
Trident maple
|
30
| |
|
Acer campestre
|
Hedge maple
|
45
| |
|
Acer griseum
|
Paperbark maple
|
40
| |
|
Amelanchier canadensis (tree form)
|
Serviceberry (N)
|
30
| |
|
Betula populifolia
|
Gray birch (N)
|
30
| |
|
Carpinus caroliniana
|
Ironwood, American hornbeam (N)
|
35
| |
|
Cercis canadensis
|
Eastern redbud (N)
|
36
| |
|
Chionanthus virginicus
|
Fringetree (N)
|
30
| |
|
Cladrastis lutea
|
American yellowwood (N)
|
50
| |
|
Cornus florida
|
Flowering dogwood (N)
|
40
| |
|
Cornus kousa
|
Kousa dogwood
|
40
| |
|
Cornus mas
|
Cornelian cherry
|
24
| |
|
Halesia Carolina
|
Carolina silverbell (N)
|
40
| |
|
Koelreuteria paniculata
|
Golden rain tree
|
30
| |
|
Magnolia stellata
|
Star magnolia
|
20
| |
|
Magnolia virginiana
|
Sweetbay magnolia (N)
|
20
| |
|
Malus floribunda
|
Japanese flowering crab
|
30
| |
|
Malus (red baron)
|
Red barron flowering crabapple
|
20
| |
|
Ostrya virginiana
|
Hop-hornbeam (N)
|
40
| |
|
Oxydendrum arboreum
|
Sourwood (N)
|
30
| |
|
Parrotia persica
|
Persian parrotia
|
40
| |
|
Phellodendron amurense
|
Amur corktree
|
30
| |
|
Prunus sargentii
|
Sargent cherry
|
50
| |
|
Prunus serrulata (Kwanzan)
|
Kwanzan cherry
|
25
| |
|
Stewartia pseudocamellia
|
Japanese stewartia
|
40
| |
|
Syringa amurensis japonica
|
Japanese tree lilac
|
30
| |
|
Ulmus parvifolia
|
Chinese elm
|
40
| |
|
Approved Evergreen Trees for Screening
| |||
|---|---|---|---|
|
Botanical Name
|
Common Name
(N = Native)
|
Mature Height
(feet)
| |
|
Abies concolor
|
White fir (N)
|
90
| |
|
Chamaecyparis nootkatensis (pendula)
|
Weeping nootka false cypress
|
35
| |
|
Chamaecyparis thyoides
|
Atlantic white cedar (N)
|
50
| |
|
Ilex opaca
|
American holly (N)
|
45
| |
|
Juniperus virginiana
|
Eastern red cedar (N)
|
90
| |
|
Picea abies
|
Norway spruce
|
120
| |
|
Picea omorika
|
Serbian spruce
|
90
| |
|
Picea pungens
|
Colorado spruce (N)
|
100
| |
|
Pinus flexilis
|
Limber pine (N)
|
50
| |
|
Pinus strobus
|
Eastern white pine (N)
|
100
| |
|
Pinus strobus (fastigiata)
|
Pyramidal white pine (N)
|
40
| |
|
Pinus thunbergi
|
Japanese black pine
|
90
| |
|
Pseudotsuga taxifolia
|
Douglas fir (N)
|
100
| |
|
Thuja occidentalis (pyramidalis)
|
Pyramidal arborvitae (N)
|
15
| |
|
Thuja occidentalis (emerald)
|
Emerald arborvitae (N)
|
15
| |
|
Tsuga canadensis
|
Canadian hemlock (N)
|
90
| |
|
Approved Deciduous Shrubs
| |||
|---|---|---|---|
|
Botanical Name
|
Common Name
(N = Native)
|
Mature Height
(feet)
| |
|
Aesculus parviflora
|
Bottlebrush buckeye (N)
|
12
| |
|
Aronia arbutifolia
|
Red chokeberry (N)
|
8
| |
|
Aronia melanocarpa
|
Black chokeberry (N)
|
8
| |
|
Buddleia davidii and cultivars
|
Butterfly bush
|
15
| |
|
Calycanthus floridus
|
Common sweetshrub
|
9
| |
|
Cephalanthus occidentalis
|
Bottonbush (N)
|
10
| |
|
Chaenomeles speciosa
|
Common flowering quince
|
10
| |
|
Clethra alnifolia and cultivars
|
Summersweet clethra
|
8
| |
|
Cornus alba and cultivars
|
Tatarian dogwood
|
10
| |
|
Cornus amomum
|
Silky dogwood (N)
|
10
| |
|
Cornus racemosa
|
Gray dogwood (N)
|
15
| |
|
Cornus sericea
|
Red-osier dogwood (N)
|
9
| |
|
Cotinus coggygria and cultivars
|
Smoke bush
|
15
| |
|
Fothergilla major
|
Large fothergilla (N)
|
10
| |
|
Hamamelis virginiana
|
Common witchazel (N)
|
20
| |
|
Hydrangea quercifolia
|
Oakleaf hydrangea (N)
|
6
| |
|
Ilex verticillata
|
Common winterberry (N)
|
10
| |
|
Itea virginica
|
Virgina sweetspire (N)
|
6
| |
|
Lindera benzoin
|
Spicebush (N)
|
10
| |
|
Myrica pennsylvanica
|
Northern bayberry (N)
|
12
| |
|
Philadelphus virginalis
|
Sweet mockorange
|
12
| |
|
Physocarpus opulifolius
|
Common ninebark (N)
|
9
| |
|
Sambucus canadensis
|
American elder (N)
|
12
| |
|
Spiraea x vanhouttei
|
Van houtte spiraea
|
10
| |
|
Symphoricarpos albus
|
Common snowberry (N)
|
6
| |
|
Syringa vulgaris and hybrids
|
Common lilac
|
15
| |
|
Vaccinium corymbosum
|
Highbush blueberry (N)
|
12
| |
|
Viburnum acerifolium
|
Mapleleaf viburnum (N)
|
6
| |
|
Viburnum carlesii
|
Koreanspice viburnum
|
5
| |
|
Viburnum dentatum
|
Arrow wood viburnum (N)
|
12
| |
|
Viburnum dilataum and cultivars
|
Linden viburnum
|
6
| |
|
Viburnum lentago
|
Nannyberry viburnum (N)
|
18
| |
|
Viburnum plicatum tomentosum
|
Doublefile viburnum
|
8
| |
|
Viburnum prunifolium
|
Blackhaw viburnum (N)
|
15
| |
|
Approved Evergreen Shrubs for Screening
| |||
|---|---|---|---|
|
Botanical Name
|
Common Name
(N = Native)
|
Mature Height
(feet)
| |
|
Chamaecyparis pisifera (boulevard)
|
Boulevard false cypress
|
12
| |
|
Ilex glabra
|
Inkberry (N)
|
8
| |
|
Juniperus chinensis shrub cultivars
|
Chinese juniper
|
3 to 15
| |
|
Kalmia latifolia
|
Mountain laurel (N)
|
15
| |
|
Leucothoe jontanesiana
|
Drooping leucothoe (N)
|
6
| |
|
Picea glauca (conica)
|
Dwarf alberta spruce
|
10
| |
|
Pieris floribunda
|
Dwarf alberta spruce
|
6
| |
|
Pinus mugo
|
Mugo pine
|
6
| |
|
Rhododendron catawbiense and cultivars
|
Catawba rhododendron (N)
|
10
| |
|
Rhododendron (PJM) and cultivars
|
PJM rhododendrons
|
6
| |
|
Taxus x media and cultivars
|
Yew
|
3 to 12
| |
|
Thuja occidentalis (techny)
|
Mission arborvitae
|
8
| |
All subdivision and land development plans shall conform to the steep slope standards specified in Chapter 155, Zoning.
A.
When the Pennsylvania Sewage Facilities Act, Act 537 of 1966,[1] as amended, requires a sewer facilities plan revision
(plan revision module for land development) or supplement, approval
of the revision or exemption shall be submitted with the final plan
application.
[1]
Editor's Note: See 35 P.S. § 750.1.
B.
The applicant shall provide the type of sanitary sewage disposal
facility consistent with the Pennsylvania Sewage Facilities Act, Act
537 of 1966, as amended.
C.
Sanitary sewer systems shall be designed in accordance with the prevailing
rules and regulations of PA DEP and any applicable bona fide sewer
authority or cooperative association of lot owners.
D.
When sanitary sewage disposal is provided by means other than by
an individual on-lot system for use by a single unit of occupancy,
the final plan application shall include:
(1)
Evidence that the supplier is a certified public utility; a bona
fide cooperative association of lot owners; or a municipal corporation,
authority or utility. Acceptable evidence shall be a copy of a certificate
of public convenience from the Pennsylvania Public Utility Commission
or an application for such certificate, a cooperative agreement, or
a commitment or agreement to serve the area in question, whichever
is appropriate.
(2)
Notice of approval of the design, capability to service, method of
installation, and possible financial guarantee from the provider.
(3)
Appropriate measures, as deemed necessary by the Board of Supervisors,
to ensure adequate future maintenance of the system.
E.
Where individual on-site sanitary sewage disposal facilities are to be utilized, they shall be provided in accordance with the on-lot sewage disposal system requirements of Chapter 155, Zoning; Title 25, Chapter 73,[2] Rules and Regulations of PA DEP, as amended; and the Pennsylvania
Sewage Facilities Act, Act 537 of 1966, as amended.
[2]
Editor's Note: See 25 Pa. Code Ch. 73.
A.
Water supply systems shall be designed in accordance with the prevailing
rules and regulations of PA DEP and any applicable bona fide water
authority or cooperative association of lot owners.
B.
Fire hydrants shall be provided wherever the water supply system
contains sufficient capability, or will in the near future, with or
without developer assistance. Type and location of fire hydrants shall
meet the specifications of the fire department that services the project,
any applicable bona fide water authority, and Adams County Emergency
Management. Fire hydrants shall typically be located at street intersections
no more than 10 feet from the curb. The maximum distance between fire
hydrants shall be 600 feet. All fitting types shall be in accordance
with the standards of the applicable fire department. The large fitting
shall face the street and be a minimum of 16 inches above the ground
level.
C.
Where an individual on-site water supply system is to be utilized,
each lot so served shall be of a size and shape to allow safe location
of such a system, in accordance with all applicable standards.
D.
If water is to be provided by means other than by an individual on-site
water supply system (wells that are owned and maintained by the individual
lot owners), the final plan application shall include:
(1)
Evidence that the supplier is a certified public utility; a bona
fide cooperative association of lot owners; or a municipal corporation,
authority or utility. Acceptable evidence shall be a copy of a certificate
of public convenience from the Pennsylvania Public Utility Commission
or an application for such certificate, a cooperative agreement, or
a commitment or agreement to serve the area in question, whichever
is appropriate.
(2)
Notice of approval of the design, installation and possible financial
guarantee from the provider.
(3)
Appropriate measures, as deemed necessary by the Board of Supervisors,
to ensure adequate future maintenance of the system.
B.
All applications that include historic features shall be designed
to preserve, adaptively reuse, or otherwise provide for the historic
features. Modifications and exterior alterations to historic features
or sites, or new construction adjacent to historic features, shall
be consistent with the United States Department of the Interior's
Standards for Rehabilitation of Historic Properties, as published
by the National Park Service.
C.
Subdivisions and land developments shall also be designed so that new structures do not block historic views or obstruct the view of historic properties. Landscape screening shall be provided, in accordance with § 135-43E, in all cases where the proposed size, construction material, or type of use would jeopardize the historic value of a site or structure.
A.
Purpose. The purpose of this section is to implement the Conewago
Township Park Assessment Plan, February 2007, as amended, as specifically
authorized by Section 503(11) of the Pennsylvania Municipalities Planning
Code,[1] including:
(1)
Providing a variety and balance of facilities which can meet the
varied recreational needs of the residents, businesses and industry.
(2)
Preserving open space and protecting the environmental, scenic, historical,
and cultural features within recreational settings within Conewago
Township.
(3)
Developing a system of facilities which can deliver recreation services
effectively and efficiently.
(4)
Providing equitable and convenient accessibility to recreation facilities.
(5)
Supporting community development and stability by providing recreation
sites and open space.
[1]
Editor's Note: See 53 P.S. § 10503(11).
B.
Plan submission. In submitting subdivision and land development plans,
the applicant shall consider existing community facilities, especially
parks, recreation and open space areas, and the ability of those facilities
to adequately meet the needs of the additional dwellings proposed
by the subdivision and submit a plan that will meet those needs within
the framework of the Conewago Township Park Assessment Plan. This
plan identifies existing and proposed standards for these facilities.
The Township Planning Commission shall prepare a report comparing
the proposed plan and proposals submitted by the applicant as required
by the provisions of the recreation plan and this section to determine
if the plan satisfies the requirements of the Township. Should said
Planning Commission fail to provide such report, the Board shall make
such comparison prior to acting on preliminary and final subdivision
plans.
C.
Land for parks and recreation. All preliminary and final subdivision
and land development proposals shall be required to meet the provisions
of this section for providing suitable land for parks and recreation.
These provisions require that new development proposals provide land
or fees, or a combination thereof, to be dedicated to meet public
park and recreation needs. All proposed public park and recreation
facilities are to be designated in accordance with the provisions
of the recreation plan. The general location design of proposed facilities
shall also be shown on all sketch plans.
(1)
If land is provided to satisfy the requirements of the Park Assessment
Plan and this section, the amount and composition of land to be provided
shall meet the following standards:
(a)
The amount of land to be dedicated shall be 0.125 acre per proposed
residential unit.
(b)
Such land shall be offered for public dedication and confirmed
by deed of dedication approved by the Township Solicitor, unless the
land is to remain as private property for use by the residents of
the proposed project at the discretion of the Board of Supervisors.
If the land is to remain private, the applicant shall post sufficient
funds or liquid assets or produce other means satisfactory to the
Board of Supervisors to ensure that such private recreational facilities
are completed and maintained. If the recreation area is to remain
private, notice of that fact and method of ensuring maintenance of
the recreational area shall be noted conspicuously on the final recorded
plan, in a manner that provides lot owners clear notice that the Township
is not required to maintain such recreational area. In either case,
all approved recreation areas and proposed improvements and recreational
facilities shall be completed, fully functional, and formally dedicated
to public or private use before the proposed subdivision or land development
or the phase for which the recreation site is proposed is 50% occupied.
Further occupancy permits shall not be issued if this requirement
is not met.
(c)
The location and use of land to be dedicated to meet the provisions
of this section shall be designated in accordance with the recreation
plan.
(2)
If the applicant proposes to provide a fee in lieu of land dedication to satisfy the requirements of this Subsection C, and the Board of Supervisors agrees to such proposal, the amount of such fee shall be as set from time to time by resolution of the Board of Supervisors per proposed residential unit.
[Amended 12-17-2018 by Ord. No. 2018-A]
(a)
The fee payment schedule shall be established by the Board of Supervisors
at the time the payment of fee in lieu of land dedication is determined.
Payment of fees shall be no later than at 80% build-out.
(b)
All funds collected in lieu of land dedication shall be deposited
in an interest-bearing account clearly identified as reserve for providing,
acquiring, operating or maintaining park or recreational facilities.
Interest earned on such accounts shall become funds of that account.
Upon request of any person who paid any fee under this subsection,
the Township shall refund such fee, plus interest accumulated thereon
from the date of payment, if the municipality had used the fee paid
for a purpose other than the purpose set forth in this section.
(c)
As an alternative to a fee in lieu of land dedication to satisfy the requirements of Subsection C, an applicant may, with Township approval, construct recreational facility improvements to the Township's Community Park, such park being designated to serve the entire Township, provided that the value of the improvements, if constructed by the Township as estimated by the Township Engineer, equals the current fee in lieu of land dedication for the applicant's entire development. Construction of the said recreational facility improvements under this subsection shall be completed by a completion date agreed to by the applicant and the Township.
D.
Recreational facility characteristics and design standards. In designating
recreational facilities within the subdivision and land development
plans, the following criteria and standards shall be adhered to by
the applicant:
(1)
Recreational facilities shall be consistent with the Township Comprehensive
Plan and recreation plan.
(2)
Recreational facilities shall be suitable for active recreational
uses to the extent deemed necessary by the Board, without interfering
with adjacent dwelling units, parking, driveways, and roads. Land
to be used for active recreation should not be in the floodplain,
on slopes exceeding 6%, in wetlands, or comprised of surface water.
(3)
Recreational facilities shall be consistent with environmental, floodplain
and wetlands provisions of this chapter and other applicable statutes,
ordinances and regulations, and no more than 25% of a recreation area
shall be located within areas designated now or in the future as floodplain
or wetlands areas.
(4)
The linkage of erosion and sediment control, or stormwater control
facilities with recreation facilities, may be permitted and is encouraged
by the Township, if the presence of such facilities does not conflict
with proposed activities or detract from the aesthetic values associated
with the recreational facility. Plans for combining these facilities
should be submitted to the Township for review and approval.
(5)
Recreational facilities shall be interconnected with recreational
facilities on abutting parcels wherever possible, including provision
for pedestrian trials, for general public use to create linked pathway
systems within the Township.
(6)
Recreational facilities shall be coordinated with applicable open
space and recreation plans of any federal, state, county, regional,
adjacent municipal, or private organization to complement various
programs increasing the utility of the open space and recreation network.
(7)
Recreational facilities shall be provided with sufficient perimeter
parking when necessary and with safe and convenient access by adjoining
street frontage or other right-of-way easements capable of accommodating
pedestrian, bicycle, maintenance, and vehicle traffic and containing
appropriate access movements.
(8)
Recreational facilities shall be undivided by any public or private
streets, except where necessary for proper traffic circulation, and
then only upon the recommendation of the Township Engineer and Planning
Commission.
(9)
Recreational facilities shall be free of all structures, except those
related to outdoor recreational uses.
(10)
Recreational facilities shall be suitably landscaped either
by remaining existing vegetation and wooded areas and/or by a landscaping
plan for enhancing open space areas through plantings which are consistent
with the purposes of this section and which minimize maintenance costs.
(11)
Recreational facilities shall be conveniently accessible to
the general public to improve the utility of the facility and to promote
its use among the residents. This applies to private facilities with
limited access as , in case it is ever offered for dedication to the
Township.
(12)
The number of recreational facilities which shall be installed
by the developer shall be based on the following table, which represents
the minimum number of such facilities:
|
Dwelling Units
|
Total Number of Recreational Facilities
|
|---|---|
|
24 or fewer
|
1
|
|
25 to 49
|
3
|
|
50 to 99
|
5
|
|
100 to 199
|
7
|
|
200 to 299
|
9
|
|
300 to 400
|
11
|
|
Over 400
|
13
|
(a)
Recreation facilities shall include, but shall not be limited
to, play areas, basketball and/or volleyball courts, tennis courts,
softball and/or baseball diamonds, pavilions, and soccer and/or football
fields. The mix of facilities shall be determined and approved by
the Township.
(13)
If the standards set forth in this chapter or the plan, or both,
are deemed inapplicable, inadequate or insufficient by a court for
any reason, the criteria set forth in the National Park, Recreation
and Open Space Standards and Guidelines, published by the National
Park and Recreation Association, and any succeeding updates or revisions,
shall apply.
Refuse disposal sites shall be provided for each land development
plan. Lots with multiple units of occupancy shall provide containers
in sufficient number and capacity to properly store all refuse.
A.
Community refuse disposal and recycling area.
(1)
Disposal and recycling areas shall be screened with densely planted
evergreens or other thick foliage, solid or closely woven fences,
stone walls, or planted earth berms. The storage area and access pad
shall be provided with a minimum six-inch-thick poured concrete slab
over a minimum six-inch stone base. The concrete slab shall be certified
to develop a compressed stress of at least 3,500 PSI at 28 days. The
configuration of the area shall be based upon the needs of the collection
company.
(2)
The storage, collection and disposal shall be so managed as to create
no health hazards, rodent harborage, insect-breeding areas, accident,
fire, or air pollution. All refuse shall be stored in flytight, watertight,
rodentproof containers.
(3)
Racks or holders shall be provided for all containers. Such containers
shall be so designed as to prevent tipping, to minimize spillage and
container deterioration, and to facilitate cleaning around them.
B.
Construction refuse disposal. Debris, rubbish, or other waste material
resulting from construction activities shall be removed from the lot
prior to the release of the issuance of a certificate of use and occupancy.
No debris, rubbish, or other waste material resulting from construction
activities shall remain in the area covered by an improvement guarantee
when a request is made for a release of the improvement guarantee.
A.
Purpose. The requirements of this section help to protect sensitive
areas underlain by carbonate geology that:
(1)
Protects a uniquely sensitive and valuable potable groundwater resource
area.
(2)
Protects groundwater quantity and quality from pollution from hazardous
materials or toxic substances, sewage, oil and grease, deicing compounds
and sediment.
(3)
Promotes the recharge capability of the area achieved through best
management practices.
(4)
Decreases and minimizes the dangers of land subsidence and sinkholes
characteristic of carbonate geologic formations.
B.
Applicability and use. Any application for subdivision and/or land
development application for property, or portion thereof, underlain
by carbonate geology or within a distance of 1,000 feet from the carbonate
geology layer, as depicted in the Natural and Cultural Features Map,
shall clearly depict such area upon the natural and cultural features
site plan. Such area shall be subject to the following requirements.
C.
Carbonate hazard identification.
(1)
A preliminary literature and mapping assessment of the site shall
be undertaken by a Pennsylvania-licensed professional geologist prior
to the submission of a subdivision and/or land development plan, and
such preliminary literature and mapping assessment results shall be
part of the subdivision and/or land development submission in its
earliest phase of review.
(2)
Should such investigation determine that the site has the suspected presence of any of those features listed below, the applicant shall undertake a detailed on-site field investigation commensurate with the findings of the preliminary study and professionally accepted standards in § 135-50D. The results of such analyses shall depict upon the natural and cultural features site plan the presence of any and all of the following carbonate hazards, including a description of each feature and its source by the Pennsylvania-licensed professional geologist directly responsible for preparing such information:
(a)
Closed depressions: a low place of any size on a plane surface,
with drainage underground or by evaporation; a hollow completely surrounded
by high ground and having no natural outlet for surface drainage.
(b)
Faults: a physical break in rocks along which there has been
movement of the two sides relative to one another.
(c)
Fissures: the surface expression of a fracture or crack in bedrock
where there is a distinct separation.
(d)
Fracture traces: evidence of a break in rock caused by stresses.
(e)
Lineaments: a linear topographic feature of regional extent
(typically greater than one mile) that is applied to lines representing
beds, mineral bandings, veins, faults, joints, disconformities, rock
boundaries and other features.
(f)
Ghost lakes: transient surface water bodies formed in sinks
after heavy precipitation, due to poor internal drainage, residual
clay remaining after solution of limestone minerals, or other causes.
(g)
Outcrops of bedrock: the exposure of the rock that underlies
soil or other unconsolidated material that appears at the surface
of the earth.
(h)
Seasonal high-water tables: the condition where groundwater
intermittently occurs at a shallow depth in the soil or bedrock.
(i)
Sinkholes: a circular or funnel-shaped depression in the land
surface where the soil or bedrock has collapsed into a void or cavity.
(j)
Soil mottling: a soil irregularly marked with spots or patches
of different colors, usually indicating poor aeration or lack of good
drainage.
(k)
Springs: a place where groundwater naturally flows from the
soil or bedrock onto the land surface or into a surface water body.
(l)
Surface drainage entering the ground: observation of a place
where surface water or stormwater rapidly infiltrate such a disappearing
stream or lake.
(m)
Caverns: a solution cavity, cave or series of underground chambers.
(n)
Disappearing lakes: a surface water body that has no apparent
outlet but whose water rapidly infiltrates, sinks into the ground,
or enters the ground through an outcrop or sinkhole.
(o)
Disappearing streams: a surface stream whose water rapidly infiltrates,
sinks into the ground, or enters the ground through an outcrop or
sinkhole.
D.
Carbonate hazard on-site field investigation.
(1)
Should any of the hazards and/or features listed in § 135-50C be identified on site or suspected to exist on site during the preliminary literature and mapping assessment within the area as specified in § 135-50B, the developer shall submit a subdivision and/or land development plan, pursuant to the criteria for submissions within this chapter, and execute a field reconnaissance geophysical investigation by means of the completion of a frequency domain electromagnetic (FDEM) survey of the entire site (requirements in § 135-50E). The intent of the FDEM survey is to measure the electrical properties of the subsurface to identify the presence of electrical conductivity anomalous areas/features that may be indicative of the carbonate hazards and/or geologic features listed above.
(2)
The results of the survey will be provided to the Township in the
form of a map (scale of one inch equals 100 feet) and be accompanied
by a report describing the findings from the survey. The map and the
report shall be prepared, signed and sealed by a Pennsylvania-licensed
professional geologist. The results will be reviewed by the Township
Engineer. The Township Engineer will file a report with the developer
and with the Board of Supervisors stating the findings and recommendations
based on the review.
E.
Carbonate hazard field FDEM survey.
(1)
The objective of the FDEM survey is to identify the presence of electrical
conductivity anomalous areas/features that may be indicative of the
carbonate hazards and/or geologic features listed above. The FDEM
survey shall, at a minimum, be performed according to items listed
in the following sections.
(2)
The FDEM survey shall be conducted according to ASTM Standard D 6639-01,
Standard Guide for Using the Frequency Domain Electromagnetic Method
for Subsurface Investigations, as as utilizing standard and accepted
practices of the geophysical industry for the performance and completion
of FDEM surveys.
(3)
The name, manufacturer and specifications of the EM unit to be utilized
for the survey needs to be provided to the Engineer at least 10 business
days prior to the initiation of the survey. The use of the EM unit
will be approved by the Township Engineer prior to the initiation
of the EM survey.
(4)
The EM unit needs to be calibrated daily (minimum), prior to the
beginning of that day's surveying, and throughout the day as deemed
necessary and operated according to manufacturer's specifications.
Documentation of the daily calibration(s) shall be provided in checklist
form (as provided in the specification documentation of the EM unit)
with the final report.
(a)
The FDEM survey. The FDEM survey will be conducted over the
entire site along parallel lines, or profiles, spaced no more than
10 feet apart, utilizing both the vertical dipole and horizontal dipole
orientations. FDEM readings will be collected at an interval of no
more than one second (or a distance of no more than two feet between
readings) along the parallel profiles. FDEM readings will be digitally
recorded, with the measurement locations being recorded using a mobile
global positioning system (GPS) receiver with submeter accuracy. The
GPS data is required to be differentially corrected relative to a
fixed base station GPS receiver. The effective depth of the FDEM survey
should be a minimum of approximately 18 feet to 20 feet. Both quadrature
and in-phase data are to be collected at each measurement point.
(b)
Reporting. The FDEM data point map, quadrature contour map,
and in-phase data map for both the vertical dipole and horizontal
dipole orientations will be presented on a color contoured map at
a scale of no larger than one inch equals 100 feet. All EM anomalous
areas will be outlined and numbered/labeled and discussed in the report.
The report shall include, at a minimum, the report content discussed
in the ASTM Standard D 6639-01. The following are also required to
be included in the report:
[1]
Site location map.
[2]
Site map.
[3]
FDEM data point map for both vertical dipole and horizontal
dipole orientations.
[4]
FDEM quadrature contour map for both vertical dipole and horizontal
dipole orientations.
[5]
FDEM in-phase contour map for both vertical dipole and horizontal
dipole orientations.
[6]
Table of anomalous areas and their description for both vertical
dipole and horizontal dipole orientations and for both quadrature
and in-phase data.
[7]
Recommendations for anomalous area investigations and other future
actions, including, but not limited to, additional geophysical investigations,
confirmatory invasive testing, etc., to determine the cause, nature,
extent, etc., of the geophysical anomaly(ies) and to confirm the results
of the geophysical investigation.
(5)
The developer will formulate the locations of infrastructure and
buildings based on the FDEM survey and report findings. These locations
will serve as the best possible locations to underscore the health
and safety of those within the Township.
(6)
Based on the locations of infrastructure and structures as proposed
by the developer, the Township Engineer or a professional designated
by the Board of Supervisors will review and provide recommendations
regarding the proposed infrastructure and structure locations.
F.
Additional submission requirements.
(1)
In addition to the submission requirements listed in § 135-50C, an applicant must provide the following information:
(a)
Statement of purpose. This section shall indicate those applicable
standards in this section and whether the applicant is attempting
to demonstrate compliance or justify noncompliance with such standards.
[1]
This section shall present a description of existing characteristics
of the property with respect to geology, topography, ground and surface
water hydrology, soils, vegetation, and existing improvements and
uses.
[2]
A map, at a scale no smaller than one inch equals 100 feet and
a contour interval of two feet, indicating the location of the property
and all proposed improvements thereon and their geographic relationship
to areas underlain by carbonate geology or within 1,000 feet of carbonate
geology.
[3]
The applicant shall furnish a map indicating existing and proposed
drainage conditions, the locations of all proposed private, community
and public sewage disposal systems, and the location of existing private
and public water supplies on adjoining properties.
(b)
Description of the proposed action. This section shall describe
the proposed action, including types, locations and phasing of proposed
site disturbances and construction, as as proposed future ownership
and maintenance of the property and the proposed improvements. Plans
describing the proposed action may either be included within or accompany
this submission.
(c)
Proposed measures to control potential adverse environmental
impacts. This section shall describe all measures proposed by the
applicant to control any adverse impacts which may occur as a result
of the proposed action.
(d)
List and qualifications of preparers. The names, addresses,
telephone numbers, and professional qualifications of persons directly
responsible for preparing the environmental assessment shall be provided.
(e)
Appendixes. Any additional information which the applicant wishes
to provide may be included in one or more appendixes to this submission.
G.
Stormwater management requirements.
(1)
No stormwater management feature or structure shall be placed in
or over the following features, unless the location of such features
is required by PA DEP and is recommended based upon a detailed surface
and subsurface investigation prepared by a Pennsylvania-licensed professional
geologist experienced with carbonate terrain:
(a)
Sinkholes;
(b)
Closed depressions;
(c)
Faults;
(d)
Fissures;
(e)
Fracture traces;
(f)
Lineaments;
(g)
Ghost lakes;
(h)
Outcrops of bedrock;
(i)
Seasonal high-water tables;
(j)
Soil mottling;
(k)
Springs;
(l)
Surface drainage entering the ground;
(m)
Caverns;
(n)
Disappearing lakes; and
(o)
Disappearing streams.
(2)
Stormwater basins shall be located no closer than 100 feet to the
rim of sinkholes, closed depressions, faults, fissures, caverns, ghost
lakes, springs, surface drainage entering the ground, disappearing
lakes and disappearing streams and no closer than 50 feet to lineaments,
fracture traces, surface or subsurface pinnacles, outcrops of bedrock,
seasonal high-water tables, and soil mottling.
(3)
Outflow from a stormwater management basin, and stormwater flow generated
as a result of development, shall not empty into or be directed to
any sinkholes, closed depressions, faults, fissures, fracture traces,
lineaments, ghost lakes, outcrops of bedrock, seasonal high-water
tables, soil mottling, springs, surface drainage entering the ground,
caverns, disappearing lakes, disappearing streams, and quarries.
H.
Minimum required setbacks.
(1)
Except as provided for in the following § 135-50H(2), no principal or accessory structure/building shall be located any closer than 200 feet to:
(a)
The rim of sinkholes or closed depressions.
(b)
The rim or high waterline of ghost lakes, disappearing lakes,
springs, high-water table, or surface drainage entering the ground.
(c)
The center line of lineaments, faults, fracture traces, fissures,
or disappearing streams.
(d)
The edge of an outcrop of bedrock, of an area of soil mottling,
or the edge of a cavern.
(2)
The above setbacks of § 135-50H(1) shall not apply, provided:
(a)
The applicant has undertaken a detailed surface and subsurface
investigation prepared by a Pennsylvania-licensed professional geologist
experienced with carbonate terrain.
(b)
The results of the above-described study identify and incorporate
within the plan measures to mitigate any threat of the feature(s)
on groundwater quality and stability of surface and subsurface structures.
(c)
The mitigating measures proposed shall be approved by the Board
of Supervisors upon advice by the Township's professional consultants
and administrative staff.
I.
Requirements for underground utility lines, pipelines, trunk lines,
laterals, and connections.
(1)
All underground utility lines, pipelines (stormwater, sanitary sewer,
water, and gas) and utility connections (except electric, telecommunications,
and cable) to any structure shall be installed consistent with regulations
of the respective utility.
(2)
Acknowledgment by the utility company is necessary prior to plan approval to the location of the proposed utilities in relation to the proximity of the features listed in § 135-50C, Carbonate hazard identification.
(3)
The construction of the items of this section and of materials used
for their construction shall be approved by the Board of Supervisors
upon advice by the Township's professional consultants and administrative
staff.
J.
Requirements for uses involving the storage and/or handling of toxic
or hazardous materials.
(1)
Underground storage or impoundments of toxic and/or hazardous materials
and the dispensing of fuels are prohibited.
(2)
Uses involving the aboveground storage and handling of toxic and/or
hazardous materials:
(a)
Must have impermeable surfaces designed to intercept and contain
such material and direct it to a predetermined collection point.
(c)
Shall inventory and register these materials with the Township
and develop a spill contingency plan acceptable to the Township that
includes regular inspection and maintenance programs.
(d)
Must develop and implement a groundwater protection plan that
includes (at a minimum) the installation and regular monitoring of
devices to detect groundwater contamination.
(e)
All piping and ancillary equipment associated with the aboveground
storage of toxic and/or hazardous materials and/or liquid fuels is
also to be constructed above ground.
K.
Waiver. Requests for waiver from any section of this chapter must
be supplied to the Township with the first required subdivision and/or
land development submission, in writing. The request for waiver must
be accompanied by a geophysical, geological, hydrogeological, engineering,
geotechnical, or other suitable report, pertinent to the waiver(s)
being requested.
L.
Disclaimer. In carbonate areas, alteration and development of land
may be hazardous with respect to foundation safety of structures,
the creation of unstable land as a result of changes in drainage,
and the contamination of groundwater and surface waters. Within the
limitations of the information available at the time of review of
individual applications, the Township shall attempt to make reasonable
judgments as to the applicant's compliance with regulations of this
section. Under no circumstances shall Conewago Township or any officer,
employee, or professional consultant of the Township assume any liability
for any damages that may result from an applicant's or any interested
party's reliance upon the regulations of this chapter or any decisions
made by the Township in the administration of such regulations. This
chapter shall not create any liability on the part of the Township
or any officer, employee, or professional consultant of the Township
thereof for any damages that may result from reliance on its regulations
or any decisions made by the Township in the administration of such
regulations.
All subdivision and land development plans shall conform to the Wellhead Protection Zone standards specified in Chapter 155, Zoning.
All subdivision and land development plans shall conform to the Pennsylvania Natural Diversity Inventory (PNDI) standards specified in Chapter 155, Zoning.
